HomeMy WebLinkAboutItem 2 - ARCH-0755-2019 (650 Tank Farm)PLANNING COMMISSION AGENDA REPORT
SUBJECT: Major Development Review of a mixed-use development that includes a 17,500 square
foot, two-story commercial structure, 249 residential units that are housed within 18 three-story
structures, and a 4,325 square-foot single story clubhouse.
PROJECT ADDRESS: 650 Tank Farm
Road
BY: Brandi Cummings, Contract Planner
Phone: (805) 781-7524
E-mail: brandi.cummings@swca.com
FILE NUMBER: ARCH-0755-2019
ESTIMATED TIME: 60 Minutes
FROM: Tyler Corey, Principal Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) approving Major Development Review for the project
based on findings and subject to conditions of approval.
SITE DATA
SUMMARY
The applicant, Agera Grove Investments, LLC, has proposed a three-story mixed-use development
consisting of 249 residential units throughout 18 separate buildings, a residential clubhouse, and
17,500 square feet of commercial space in a single two-story building. The 249 residential units would
include 20 two-bedroom units that would be deed-restricted for moderate income households, and a
mix of 19 one-, two-, and three-bedroom units deed-restricted for very low- and low-income
households.
Applicant Agera Grove Investments, LLC
Representative RRM Design Group
Zoning Service Commercial, Conservation Open
Space (C-S-SP, C/OS-SP)
General Plan Services and Manufacturing, Open Space
Site Area 12.75 acres
Environmental
Status
An Initial Study of environmental impact
with a recommendation for a Mitigated
Negative Declaration (IS/MND) was
adopted on February 5, 2019
Meeting Date: October 14, 2020
Item Number: 2
Item 2
Packet Page 5Packet Page 5
ARCH-0755-2019
650 Tank Farm Road
Page 2
Figure 1: Rendering looking north from the clubhouse
1.0 PLANNING COMMISSION’S PURVIEW
Review project architecture for consistency with the General Plan, Zoning Regulations, Community
Design Guidelines (CDG), and applicable City development standards and guidelines. Planning
Commission (PC) review for Major Development is required for projects which include more than
10 residential units or more than 10,000 square feet of nonresidential space.
2.0 BACKGROUND
On December 12, 2018, the Planning Commission reviewed and approved a resolution in support of
the 650 Tank Farm Mixed-Use Project which included an Airport Area Specific Plan Amendment,
General Plan Amendment, conversion of the mobile home park to another use (Conversion Impact
Report), rezone of the site project, conceptual site plan, and the initial study/mitigated negative
declaration (IS/MND) prepared for the project.
On February 5, 2019, the City Council considered the Planning Commission’s recommendation and
adopted a Resolution adopting the Final IS-MND for the 650 Tank Farm Mixed-Use Project which
included the Airport Area Specific Plan Amendment, General Plan Amendment, and the associated
Conversion Impact Report, conceptual site plan; and adopted an Ordinance changing the zoning of
the subject property from Business Park (BP-SP) and Medium Density Residential (R-2-SP) to
Service Commercial with the Specific Plan overlay (C-S-SP) to be consistent with the General Plan
and Airport Area Specific Plan, as amended (see Attachments 7 and 8).
Neither the Planning Commission or the City Council reviewed detailed architectural design and site
layout of the project during the first phase of review, however, the Planning Commission did provide
feedback on certain items to be included in the final architectural design and site plan. Discussion
regarding this direction is provided in Section 6.6 below.
In November 2019, the applicant submitted the Major Development for review. Major Development
review includes recommendations from the Tree Committee and the Architectural Review
Commission (ARC) to the Planning Commission for final decision on site and building design. The
Item 2
Packet Page 6Packet Page 6
ARCH-0755-2019
650 Tank Farm Road
Page 3
project was reviewed by the Tree Committee on August 10, 2020 and the ARC on August 17, 2020
(see Attachments 3 and 4). Further discussion on the recommendations from these review bodies is
provided in Section 5.0 below.
3.0 PROJECT DESCRIPTION
The proposed project is a mixed-use development that includes 17,500 square feet of commercial
space and 249 residential units. Generally, the project is comprised of 20 structures, several parking
areas, recreational areas, pedestrian and vehicle access, and large landscaping areas (see Attachment
2, Project Site Plan).
The commercial portion of the project is located adjacent to Tank Farm Road and is comprised of a
single two-story building. The building would include two separate lease areas separated by a
common lobby.
The residential component of the project would occupy a majority of the site and would include six
different building types. The 249 units would be distributed into 60 studio units, 69 one-bedroom
units, 119 two-bedroom units, and one three-bedroom unit. All of the two-bedroom townhome style
units would contain a two-car garage. A portion of the one- and two-bedroom flat style units would
provide affordable housing. This would include 20 two-bedroom units that would be available for
moderate income households, and a mix of 19 one-, two-, and three-bedroom units available for very
low- and low-income households. The mix of buildings are shown below in Table 1.
Table 1: Residential Typology and Unit Mix
Building Building
Area
Building
Count
Unit
Count
Per
Building
Bedrooms Per
Unit
Floor Area of
Units
Building
A 4,592 sf 3 4 2 1,616 sf
Building
B 19,464 sf 5 24
Studio (12
units)
1 (12 units)
426 sf (studio)
630 sf (1 bedroom)
Building
C 19,950 sf 2 21 2 890 sf
Building
D 19,000 sf 1 2 2 890 sf
Building
E 15,750 sf 1 19
1 (9 units)
2 (9 units)
3 (1 unit)
630 sf (1 bedroom)
890 sf (2 bedroom)
1,210 sf (3
bedroom)
Building
F 6,888 sf 6 6 2 1,616 sf
In addition, one common amenity clubhouse of 4,325 square-feet would be constructed near the center
of the site and would provide a pool and jacuzzi inside a fenced and gated patio, a shaded patio area
Item 2
Packet Page 7Packet Page 7
ARCH-0755-2019
650 Tank Farm Road
Page 4
with outdoor kitchen and dining area, a lounge area with fire pit, and a wooden deck and synthetic
turf for outdoor events and recreation.
A pedestrian path would be installed along the western side of the project site along Acacia Creek
that would connect to the Damon-Garcia Sports Complex. Other recreation areas would be included
throughout the residential areas including lounge areas, a community garden, and a tot lot.
The project provides 438 parking spaces for automobiles (96 spaces in garages). According to the
Zoning Regulations and the Airport Area Specific Plan, 430 spaces are required. Carports with solar
shade structures would be installed that would provide covered parking for 44 vehicles. The remaining
290 spaces would be uncovered. There will also be 60 short-term bicycle parking spaces provided
throughout the site and 479 long-term bicycle parking spaces provided in-unit.
The project includes the widening of Tank Farm Road along the frontage of the site for sidewalk,
roadway improvements, and street trees (no street trees currently exist along the frontage). Main
access to the site is proposed with a new bridge over Orcutt Creek from the signalized intersection at
Tank Farm and MindBody.
The project has been designed to comply with the Airport Area Specific Plan and City of San Luis
Obispo Municipal code.
4.0 PROJECT STATISTICS
Table 2: Project Statistics
Site Details Proposed Allowed/Required
Building Setbacks
Front Yard
Side Yard
Rear Yard
> 16 feet
~3 feet (east) and 35 feet (west)
12 feet
16 feet
None Required
None Required
Acacia Creek Setback 35 feet 35 feet
Orcutt Creek Setback ~ 50 feet 35 feet
Maximum Height of
Structures
34.75 feet 36 feet
Density 196.5 242.4
Affordable Housing 20 units (moderate-income)
19 units (low and very low-income)
39 units
Building Coverage
(includes parking and
driveways)
23.6% 90%
Floor Area Ratio (FAR) 0.57 0.6
Minimum Landscaped
Space
27.5% 10%
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
438
41 EV Ready; 190 EV Capable
56 short-term/ 482 long-term
20
408
41 EV Ready; 190 EV Capable
56 short-term / 481 long-term
20
Item 2
Packet Page 8Packet Page 8
ARCH-0755-2019
650 Tank Farm Road
Page 5
Site Details Proposed Allowed/Required
Environmental Status A Mitigated Negative Declaration was adopted on December 12, 2018
(SCH #2018111054)
5.0 PREVIOUS ADVISORY BODY REVIEWS
Planning Commission: On December 12, 2018, the Planning Commission reviewed and approved a
resolution in support of the 650 Tank Farm Mixed-Use Project, Airport Area Specific Plan
Amendment, General Plan Amendment, Conversion Impact Report, rezone of the site project and
the IS/MND prepared for the project. In addition, the Commission provided 12 directional items to
the applicant to consider regarding the site and architectural design. These items and how the
applicant has responded are provided in Section 6.6, below.
Tree Committee: On August 10, 2020, the Tree Committee reviewed the proposed project in terms of
its consistency with the policies and standards set forth in San Luis Obispo Municipal Code (SLOMC)
§12.24 (Tree Regulations), specifically related to compensatory tree plantings. The Tree Committee
voted 4-1-0 (Chair Bate recused) to recommend that the Planning Commission approve the tree
removal request and replanting plan, with recommendations that have been incorporated as conditions
of approval. The recommendations include a requirement that replacement trees be a minimum 24-
inch box size, focal point trees be a minimum 36-inch box size, that any olive trees be fruitless (Swan
Hill variety), and that to the extent feasible, trees along the boundary of Damon Garcia and the eastern
edge of the Lazy Acres RV storage area be retained.
Architectural Review Commission: On August 17, 2020, the ARC reviewed the project design and
with a vote of 4:0 recommended that the PC find the project consistent with the AASP and CDG with
direction to address articulation and massing of the rear (garage side) face of the two-story townhomes
(Building types A and F). Suggestions from the ARC on how to address articulation and massing
included: adjusting tonality and brickwork, provide contrast, provide materiality, apply a mix of
techniques and aesthetic details, and demonstrate a higher level of attention to provide four-sided
architecture. The plans included as Attachment 2 to this staff report reflect revised plans in response
to the ARC suggestions. Further discussion on the changes made in response to this direction is
provided in Section 6.7 below.
The Planning Commission, Tree Committee, and ARC minutes are provided as Attachments 3, 4, and
5.
6.0 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 CDG. Staff has evaluated the project
and identified discussion items for the PC to consider in order to ensure the project responds to Tree
Committee and ARC direction and is in substantial compliance with the applicable standards.
6.1 Consistency with the General Plan
The project is consistent with the General Plan as it includes a mix of housing type styles, density,
and affordability, and is located in proximity to nearby retail, parks, and services (Land Use Element
Policy 1.5, 2.3.6, 2.2.7, 3.8.5, 4.2.1; Housing Element Goals 2, 4, 6). In addition, the project has
components that support multi-modal and circulation-oriented policies (Circulation Element Policies
Item 2
Packet Page 9Packet Page 9
ARCH-0755-2019
650 Tank Farm Road
Page 6
3.1.7, 4.1.1, 5.1.2; Land Use Element Policies 10.1, 10.4).
6.2 Consistency with the AASP
The project is consistent with the AASP as amended per Ordinance No. 1658 (2019 Series), which
added the following language to Section 4.2.2 Service Commercial to state “The redevelopment of
the site of the Hidden Hills Mobilodge Mobile Home Park and recreational vehicle storage at 650
Tank Farm Road shall be limited to a commercial and residential mixed-use development with a
predominantly residential component.”
6.3 Consistency with the ALUP
The AASP amendment was reviewed by the ALUC on October 17, 2018 and November 16, 2018.
By a 5-2 vote at the November 16, 2018 meeting, the ALUC found the proposed project consistent
with the ALUP under the authority of Section 2.7 of the ALUP. In particular, the ALUC noted that
the project’s mix of uses would have lower population densities on the site during peak aircraft
operations and that the overflight pattern for the San Luis Obispo County Regional Airport avoided
the project site. Noise exposure was determined to be acceptable based on the most up-to-date airport-
related noise modeling.
The ALUC included several conditions of approval to the project’s consistency finding. These
conditions have been incorporated into the resolution’s conditions of approval (Attachment 1, Draft
Resolution).
6.4 Consistency with the Zoning Regulations
As proposed, the project is consistent with Section 17.70.130 – Mixed-Use Development of the
Zoning Regulations. The Regulations identify specific development standards and requirements for
mixed-use projects, including performance standards. The project design complies with the objective
design criteria and performance standards for mixed-use development, and is consistent with the
provisions and requirements for lot coverage, floor area ratio, building heights, setbacks, and parking
requirements for the C-S zone within the AASP (see Section 4.0 Project Statistics).
In-Unit Bicycle Storage: The applicant is proposing to provide the required long-term bicycle parking
for the residential units inside the units themselves. Staff has identified that usability of in-unit bicycle
parking on upper second and third floor units may be challenging, as the buildings are without
elevators and tenants are unlikely to carry bicycles up the stairs. The City’s bicycle parking
requirements for long-term bicycle storage do not specify the location of these spaces. However, the
2013 Bicycle Transportation plan states that long-term bicycle parking is to be provided in a secure,
weather-protected manner and location. Long-term parking type will be a bicycle locker, a locked
room with standard racks and access limited to bicyclists only, or standard racks in a monitored
location. The Planning Commission should discuss the location of the long-term bicycle parking
locations for upper floor units. Staff has included draft condition of approval no. 14 in the resolution,
for Planning Commission consideration, that requires the building plan submittal to provide long-
term bicycle storage for upper floor units on a ground level location rather than in-unit.
6.5 Architectural Design
Architecture: Contemporary
Design Details: Balconies, covered porches, ample windows
Materials: Brick and stone veneers, fine sand finished stucco, metal railings
Item 2
Packet Page 10Packet Page 10
ARCH-0755-2019
650 Tank Farm Road
Page 7
Colors: The plans provide two different color schemes (see Attachment 2, Project Plans, Sheet
A20). Colors are generally neutral earth-tones that complement the stone and brick materials,
including white, beige, slate blues, and greys.
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, AASP, and CDG. Staff has identified the discussion items below related to consistency
with CDG Chapters 2 (General Design Principles), Chapter 3.1 (Commercial Project Design), and
Chapter 5 (Residential Project Design).
In general, the General Plan, Zoning Regulations, AASP, and CDG require that the project have an
architectural character that will contribute to the Airport Area. Building designs should be simple,
expressive, and distinct and reference the area’s agricultural tradition. Buildings should use
articulation to provide interest and a human scale. Materials should be reflective of natural materials
and tones that are found in the surrounding landscape and should be made of natural, rather than fake,
material. Additionally, the CDG states that “elevations which do not directly face a street should not
be ignored or receive only minimal architectural treatment”. A complete list of the relevant General
Plan, Zoning Regulations, AASP, and CDG standards can be found in Attachment 6.
6.6 Planning Commission Direction Items
The Planning Commission provided the following direction regarding the final project design during
their review in December 2018 as a part of the Airport Area Specific Plan Amendment, General Plan
Amendment, Conversion Impact Report, rezone of the site project, conceptual site plan, and the
initial study/mitigated negative declaration (IS/MND):
PC Directional Item #1: Confirm access points and how circulation will work. Main access easement
from the project site across Orcutt Creek to the adjacent property to the east will need to be verified
prior to issuance of building permit.
Response: A condition of approval has been added to ensure the easement across Orcutt Creek is
obtained. Sheet A3 of the Site Plan (Attachment 2) shows the access points in and out of the project
site and across Orcutt Creek.
PC Directional Item #2: Include a bicycle/pedestrian connection across Acacia Creek (via the
existing bridge to the Digital West site).
Response: Sheet A3 of the Site Plan (Attachment 2) shows a bicycle/pedestrian connection across
Acacia Creek.
PC Directional Item #3: Provide a bicycle/pedestrian connection to the existing Damon Garcia
Sports Field pedestrian paths.
Response: Sheet A3 of the Site Plan (Attachment 2) shows a concrete pedestrian connection to Damon
Garcia Sports Fields. A bicycle connection will be provided across Acacia Creek that connects to the
bike path as planned for in the Bicycle Transportation Plan.
PC Directional Item #4: Provide a pedestrian friendly site plan that includes walkways outside the
drive aisles, along the creek corridors, and to adjacent uses/properties.
Item 2
Packet Page 11Packet Page 11
ARCH-0755-2019
650 Tank Farm Road
Page 8
Response: Sheet A3 of the Site Plan (Attachment 2) shows pedestrian walkways throughout the site
and along Acacia Creek, Orcutt Creek, across Acacia Creek to 600 Tank Farm, and across Orcutt
Creek to the Northwest Corner development.
PC Directional Item #5: Consider where outdoor residential activities are located and how the noise
is buffered and consistent with City standards.
Response: Residential recreational areas including the clubhouse, pool and jacuzzi, shaded patio area
with outdoor kitchen and dining area, lounge area with fire pit, and wooden deck and synthetic turf
for outdoor events and recreation are located to the center of the site and would be buffered from
vehicular traffic noise by the residential buildings.
PC Directional Item #6: Balconies and decks of residential units near Tank Farm Road should be
located on the interior side of the building to reduce noise exposure.
Response: The units nearest Tank Farm Road (Building B) would be shielded by the commercial
building along Tank Farm Road, distance, and trees located along the creek corridors and along Tank
Farm Road. The balconies and decks are proposed to be located on the exterior sides of the buildings.
PC Directional Item #7: Decks/balconies should be a minimum of six feet in depth for usability.
Consider providing more separation between the commercial / mixed-use buildings and the nearest
residential buildings.
Response: All residential balconies and decks are a minimum of six feet deep, with the exception of
Building type B, which has a ground floor deck depth of five feet four inches, and second and third
floor balcony depths of 5 feet. See Table 3, below, for all deck a nd balcony dimensions. Parking for
the commercial use is provide to the rear of the building, which provides a buffer to the nearest
residential building.
Table 3: Deck and Balcony Dimensions
Building Type Dimensions
Ground Floor Second Floor Third Floor
Building A and F n/a 8’-4”w X 7’-9”d n/a
Building B 13’w X 5’-4”d 12’w X 5’d 12’w X 5’d
Building C & D 15’w X 6’-2”d 15’w X 6’-4”d 11’w X 6’-4”d
Building E 15’w X 6’-2”d 15’w X 6’-2”d 13’-6“w X 6’-2”d
PC Directional Item #8: Consider where commercial related activities (e.g. deliveries, customer
visitations, etc.) are located in relationship with the residential units on the site.
Response: Commercial uses on the site would be located in Building H, which is the building closest
to Tank Farm Road. Parking for this use is provide adjacent to the building, which provides a buffer
to the nearest residential building.
Item 2
Packet Page 12Packet Page 12
ARCH-0755-2019
650 Tank Farm Road
Page 9
PC Directional Item #9: Use appropriate native and riparian plant species within the creek
corridors.
Response: Mitigated Negative Declaration Mitigation Measure BIO-3 requires that the applicant
remove non-native invasive plant species in temporarily disturbed areas within riparian and wetland
habitat and revegetate with native plant species. The applicant is preparing a creek
restoration/mitigation plan that will be reviewed by all permitting agencies. Removal of non-native
and invasive plant and shrub species will improve the health of the native trees located in the riparian
corridors.
PC Directional Item #10: Provide an overall site landscape plan that does not include invasive
species.
Response: A landscape plan is provided on Sheet L25 (Attachment 2). The species list includes a
mix of native and drought tolerant species. The Tree Committee did not have any comments on plant
species, other than any olive trees be fruitless (Swan Hill variety).
PC Directional Item #11: Incorporate more common spaces for interaction and play into the site
design. This would include outdoor spaces, including “tot lots,” as well as indoor common spaces
within the mixed-use buildings.
Response: In addition to the clubhouse, pool and jacuzzi, shaded patio area with outdoor kitchen and
dining area, lounge area with fire pit, and wooden deck and synthetic turf, other recreation areas
would be included throughout the residential areas including lounge areas, a community garden, and
a tot lot.
6.7 Architectural Review Commission Directional Items
As noted above in Section 5.0, the ARC reviewed the architecture of the project in August 2020 and
recommended one direction item to be reviewed and evaluated prior to the Planning Commission
taking final action on the project. The applicant has made the following changes in response to the
directional items.
ARC Directional Item #1: Vary the elevation on the back side of Buildings A and F (townhome
building and mixed-use building, all areas where garages interface aisleway) to address articulation
and massing.
Response: The applicant has provided revised elevations for Buildings A and F (see Sheet A5 and
A13 of the Site Plan, Attachment 2). Figures 2 and 3, below show the original and revised elevations.
Revisions include changes to the massing of the rear elevation to be more consistent with the
appearance of the front elevations. Adjustments to plate heights of the roof were made to reduce the
single ridge line appearance, awnings were added over the garages, and additional stone material was
incorporated to reduce white space.
Item 2
Packet Page 13Packet Page 13
ARCH-0755-2019
650 Tank Farm Road
Page 10
Figure 2: Building A original elevation (top) and revised (bottom)
Figure 3: Building F original elevation (top) and revised (bottom)
Details of the garage awnings are shown below in Figure 4.
Item 2
Packet Page 14Packet Page 14
ARCH-0755-2019
650 Tank Farm Road
Page 11
Figure 4: Garage door awnings: flat (left) and sloped (right)
7.0 ENVIRONMENTAL REVIEW
An Initial Study (IS) was prepared in accordance with the California Environmental Quality Act
(CEQA) to evaluate the potential environmental effects of the Airport Area Specific Plan
Amendment, General Plan Amendment, Conversion Impact Report, rezone, and conceptual mixed-
used project. A Mitigated Negative Declaration (MND) was adopted by the City Council on February
5, 2019 (https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents/-folder-1977). The proposed
mixed-used project is consistent with the conceptual mixed-used project evaluated in the adopted
MND; no further CEQA analysis is required.
8.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including: Planning,
Engineering, City Arborist, Transportation, Building, Utilities, and Fire. Comments have been
incorporated into the draft resolutions as conditions of approval.
9.0 ACTION ALTERNATIVES
9.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
9.2 Recommend denial of 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, CDG, Zoning Regulations, or other policy documents.
10.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans
3. Tree Committee Minutes 8.10.2020
4. ARC Minutes 8.17.2020
5. PC Minutes 12.12.2018
Item 2
Packet Page 15Packet Page 15
ARCH-0755-2019
650 Tank Farm Road
Page 12
6. Table of Relevant General Plan, Zoning Regulations, AASP, and CDG Standards
7. City Council Resolution No. R-10980 (2019 Series)
8. Ordinance No. O-1658 (2019 Series)
Item 2
Packet Page 16Packet Page 16
RESOLUTION NO. XXXX-20
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
MAJOR DEVELOPMENT REVIEW APPROVAL OF A MIXED-USE
DEVELOPMENT INCLUDING A CONSISTENCY DETERMINATION
FOR ENVIRONMENTAL REVIEW AS REPRESENTED IN THE
PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS
DATED OCTOBER 14, 2020
(650 TANK FARM ROAD FILE #ARCH-0755-2019)
WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web based
public hearing on August 10, 2020 and recommended approving the proposed tree removal and
replanting plan associated with an architectural review application ARCH-0755-2019, Agera
Grove Investments, LLC, applicant, with the addition of specific conditions of approval; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on August 17, 2020 for the purpose of reviewing an
architectural review application ARCH-0755-2019, Agera Grove Investments, LLC, applicant and
recommended the Planning Commission find the project consistent with the Community Design
Guidelines with direction regarding variation of the rear elevations of Buildings A and F; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on October 14, 2020 for the purpose of reviewing a Major Development
review application ARCH-0755-2019, Agera Grove Investments, LLC, applicant, for a mixed-use
development project; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission hereby grants final
approval to the project (ARCH-0755-2019), based on the following findings:
1.The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character envisioned for the site per Section 4.2.2 of the
Airport Area Specific Plan which states that “The redevelopment of the site of the Hidden
Hills Mobilodge Mobile Home Park and recreational vehicle storage at 650 Tank Farm
Road shall be limited to a commercial and residential mixed-use development with a
predominantly residential component.”
2.The project is consistent with the Housing Element because the project provides a variety
ATTACHMENT 1Item 2
Packet Page 17Packet Page 17
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 2
of residential types, sizes, and styles of dwellings (HE 5.4). The project supports Housing
Element policies related to inclusion and expansion of affordable housing units within the
City (HE 1.1, 1.2, 2.1, 2.2, 7.1, 7.2, and 8.1).
3. The project is consistent with the Airport Area Specific Plan because the project is
consistent with policy direction for the area included in the General Plan, and in particular
with the following General Plan policies: LUE Policy 1.5 Jobs/Housing Relationship,
because the project provides additional housing opportunities at a location close to major
employers and multimodal transportation facilities; LUE Policy 2.2.6 and 2.2.7, which
promote quality neighborhoods and infill development, because the project is located
within walking distance to nearby employers as well as retail uses and other services of
the Marigold Shopping Center; and Circulation Element policies 3.1.7 Transit Service
Access, 4.1.1 Bicycle Use, and 5.1.2 Sidewalks and Paths, because SLO Transit Routes 1
and 3 provide service to the project site area and because the project would provide
improvements to bicyclist and pedestrian facilities in the project area.
4. The design of the project is consistent with the Community Design standards of the Airport
Area Specific Plan and incorporates articulation, massing, and a mix of color/finish
materials that are compatible with the neighborhood and complementary to other
development within the immediate vicinity.
5. The project design is consistent with the Community Design Guidelines by providing a
variety of architectural treatments that add visual interest and articulation to the building
design that complements the design and scale of the existing structures in the
surrounding neighborhood (CDG, Chapter 5.4).
6. The project is consistent with the Zoning Regulations for Mixed-Use Projects (Section
17.08.072), since the proposed building design complies with design and performance
standards for mixed-use development and is consistent with all property development
standards for the Commercial Retail (C-R) zone.
Section 2. Environmental Review. An Initial Study (IS) was prepared in accordance with
the California Environmental Quality Act (CEQA) to evaluate the potential environmental effects
of the Airport Area Specific Plan Amendment, General Plan Amendment, Conversion Impact
Report, rezone, and conceptual mixed-used project. A Mitigated Negative Declaration (MND) was
adopted by the City Council on February 5, 2019. The proposed mixed-used project is consistent
with the conceptual mixed-used project evaluated in the adopted MND because the MND reviewed
17,500 square feet of commercial space and 249 residential units. The MND also evaluated the
development of 19 three-story buildings, laid out in a conceptual site plan similar to the site plan
submitted with this application. All mitigation measures from the MND would be applied to this
project. No further CEQA analysis is required.
ATTACHMENT 1Item 2
Packet Page 18Packet Page 18
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 3
MITIGATION MEASURES
Air Quality Mitigation
Mitigation Measure AQ-l(a). The applicant shall define and incorporate into project design the
following emissions reduction measures to ensure daily ozone precursor emissions would not
exceed the SLOAPCD 25 lbs/day threshold:
• Use low-VOC architectural coatings for both interior and exterior surfaces on all
buildings.
• Use water-based or low-VOC cleaning products.
• Provide and require the use of battery powered or electric landscape maintenance
equipment for new development.
In addition, to comply with SLOAPCD guidelines for operational em1ss10ns mitigation, the
applicant shall define and incorporate into project design at least four of the following standard
emission reduction measures from the SLOAPCD CEQA Air Quality Handbook (Table 3-5):
• Provide a pedestrian friendly and interconnected streetscape with good access to/from
the development for pedestrians, bicyclists, and transit users to make alternative
transportation more convenient, comfortable, and safe.
• Provide shade over 50% of parking spaces to reduce evaporative emissions from
parked vehicles.
• Incorporate traffic calming modification into project roads to reduce vehicle speeds
and increase pedestrian and bicycle usage and safety.
• Work with SLOCOG to create, improve, or expand a nearby 'Park and Ride' lot with
car parking and bike lockers in proportion to the size of the project.
• Implement on-site circulation design elements in parking lots to reduce vehicle
queuing and improve the pedestrian environment.
• Provide employee lockers and showers to promote bicycle and pedestrian use. One
shower and 5 lockers for every 25 employees is recommended.
• Exceed Cal Green standards by 25% for providing on-site bicycle parking: both short
term racks and long-term lockers, or a locked room with standard racks and access
limited to bicyclists only.
• Provide improved public transit amenities (covered transit turnouts, direct
pedestrian access, bicycle racks, covered bench, smart signage, route information
displays, lighting, etc.)
• Provide bicycle-share program for development.
• Provide neighborhood electric vehicles/car-share program for the development.
• Provide dedicated parking for carpools, vanpools, and/or high-efficiency vehicles to
meet or exceed Cal Green Tier 2.
• Provide vanpool, shuttle, mini bus service (alternative fueled preferred).
• Provide child care facility on site.
ATTACHMENT 1Item 2
Packet Page 19Packet Page 19
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 4
• Implement programs to reduce employee vehicle miles traveled (e.g. incentives, SLO
Regional Rideshare trip reduction program, vanpools, onsite employee housing,
alternative schedules (e.g. 9-80s, 4-1 Os, telecommuting, satellite work sites etc.).
• Provide a lunchtime shuttle to reduce single occupant vehicle trips and/or coordinate
regular food truck visits.
• Provide free-access telework terminals and/or wi-fi access in multi-family projects.
• Meet or exceed Cal Green Tier 2 standards for providing EV charging infrastructure.
• Install 1 or more level 2 or better EV charging stations.
• Meet or exceed Cal Green Tier 2 standards for building energy efficiency.
• Design roof trusses to handle dead weight loads of standard solar-heated water and
photovoltaic panels.
Mitigation Measure AQ-l(b). The applicant shall implement the following dust control
measures so as to reduce PM10 emissions in accordance with SLOAPCD requirements.
• Reduce the amount of the disturbed area where possible;
• Water trucks or sprinkler systems shall be used during construction in sufficient
quantities to prevent airborne dust from leaving the site. Increased watering
frequency shall be required whenever wind speeds exceed 15 mph. Reclaimed (non-
potable) water shall be used whenever possible;
• All dirt stock pile areas shall be sprayed daily as needed;
• Permanent dust control measures identified in the approved project revegetation and
landscape plans shall be implemented as soon as possible following completion of
any soil disturbing activities;
• Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading shall be sown with a fast germinating , non-invasive grass
seed and watered until vegetation is established;
• All disturbed soil areas not subject to revegetation shall be stabilized using approved
chemical soil binders, jute netting, or other methods approved in advance by the
SLOAPCD;
• All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as
possible after grading unless seeding or soil binders are used;
• Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved
surface at the construction site;
• All trucks hauling dirt, sand, soil, or other loose materials are to be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of
load and top of trailer) in accordance with California Vehicle Code Section 23114;
• Install wheel washers where vehicles enter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site;
• Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads. Water sweepers with reclaimed water shall be used where feasible;
Mitigation Measure AQ-l(c). The following standard air quality mitigation measures shall be
implemented during construction activities at the project site:
ATTACHMENT 1Item 2
Packet Page 20Packet Page 20
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 5
• Maintain all construction equipment in proper tune according to manufacturer's
specifications;
• Fuel all off-road and portable diesel-powered equipment with ARB certified motor
vehicle diesel fuel (non-taxed version suitable for use off-road);
• Use diesel construction equipment meeting ARB's Tier 2 certified engines or cleaner
off- road heavy-duty diesel engines, and comply with the State Off-Road Regulation;
• Use on-road heavy-duty trucks that meet the ARB's 2007 or cleaner certification
standard for on-road heavy-duty diesel engines, and comply with the State On-Road
Regulation;
• Construction or trucking companies with fleets that do not have engines in their fleet
that meet the engine standards identified in the above two measures (e.g. captive or
NOx exempt area fleets) may be eligible by proving alternative compliance;
• All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs
shall be posted in the designated queuing areas and or job sites to remind drivers and
operators of the 5-minute idling limit;
• Diesel idling within 1,000 feet of sensitive receptors is not permitted;
• Staging and queuing areas shall not be located within 1,000 feet of sensitive
receptors;
• Electrify equipment when feasible;
• Substitute gasoline-powered in place of diesel-powered equipment, where feasible;
and
• Use alternatively fueled construction equipment on-site where feasible, such as
compressed natural gas, liquefied natural gas, propane or biodiesel.
AQ-1, AQ-2, and AQ-3 Monitoring Program: The Community Development Department shall
verify compliance prior to issuance of grading or construction permits. The contractor or builder
shall designate a person or persons to monitor fugitive dust emissions as necessary during
construction to minimize dust complaints, reduce visible emissions below 20 percent opacity, and
to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when
work may not be in progress. The name and telephone number of such persons shall be provided
to the SLOAPCD Compliance Division prior to the start of any grading, earthwork or demolition.
The Community Development Department shall site inspect to ensure construction activities are
completed in accordance with approved plans, and development is in accordance with approved
plans prior to occupancy clearance. Community Development staff shall verify installation of
operational emissions reduction measures in accordance with approved building plans.
Biological Resources Mitigation
Mitigation Measure BIO-l(a). Prior to the start of vegetation management activities on the project
site, or prior to the start of any construction activity within potential off-site improvement areas,
the developer shall ensure an approved biologist conducts surveys for special status plant species
throughout suitable habitat. Surveys shall be conducted when plants with potential to occur are in
a phenological stage conducive to positive identification (i.e., usually during the blooming period
for the species), a qualified biologist shall conduct surveys for special status plant species
throughout suitable habitat within all potential vegetation management areas. Reference sites must
ATTACHMENT 1Item 2
Packet Page 21Packet Page 21
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 6
be visited prior to botanical surveys to confirm target species are detectable. Valid
botanical surveys will be considered current for up to five years; if construction has not
commenced within five years of the most recent survey, botanical surveys must be repeated.
Mitigation Measure BIO-l(b). If special status plant species are discovered within the project site
or potential off-site improvement areas, an approved biologist shall flag and fence these locations
before construction activities start to avoid impacts. During vegetation management activities, any
special status plants identified during the survey must be flagged for avoidance.
Mitigation Measure BIO-l(c). If avoidance is not feasible; all impacts shall be mitigated at a
minimum ratio of 2:1 (number of acres or individuals restored to number of acres or individuals
impacted) for each species as a component of habitat restoration. A qualified biologist shall prepare
and submit a restoration plan to the City for approval. The approved Plan shall be implemented by
the applicant with the City verifying that the success criteria have been met. The restoration plan
shall include, at a minimum, the following components:
• Description of the project/impact site (i.e., location, responsible parties, areas to
be impacted by habitat type);
• Goal(s) of the compensatory mitigation project [type(s) and area(s) of habitat to
be established, restored, enhanced, and/or preserved; specific functions and
values of habitat type(s) to be established, restored, enhanced, and/or preserved];
• Description of the proposed compensatory mitigation site (location and size,
ownership status, existing functions and values);
• Implementation plan for the compensatory mitigation site (rationale for expecting
implementation success, responsible parties, schedule, site preparation, planting
plan [including species to be used, container sizes, seeding rates, etc.]);
• Maintenance activities during the monitoring period, including weed removal and
irrigation as appropriate (activities, responsible parties, schedule);
• Monitoring plan for the compensatory mitigation site, including no less than
quarterly monitoring for the first year, along with performance standards, target
functions and values, target acreages to be established, restored, enhanced, and/or
preserved, and annual monitoring reports to be submitted to the City for a
minimum of five years at which time the applicant shall demonstrate that
performance standards/success criteria have been met;
• Success criteria based on the goals and measurable objectives; said criteria to be,
at a minimum, at least 80% survival of container plants and 30% relative cover by
vegetation type;
• An adaptive management program and remedial measures to address any
shortcomings in meeting success criteria;
• Notification of completion of compensatory mitigation and agency confirmation;
and
• Contingency measures (initiating procedures, alternative locations for
contingency compensatory mitigation, funding mechanism).
ATTACHMENT 1Item 2
Packet Page 22Packet Page 22
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 7
Mitigation Measure BI0-2(a). The following Best Management Practices (BMPs) shall be
implemented for project construction activities within the work area.
• No pets or firearms shall be allowed at the project site during construction activities.
• All trash that may attract predators must be properly contained and removed from the
work site. All such debris and waste shall be picked up daily and properly disposed of
at an appropriate site.
• All refueling, maintenance, and staging of equipment and vehicles shall occur at least
50 feet from defined edges of riparian and wetland vegetation, and Acacia Creek and
Orcutt Creek, and in a location where a spill would not drain toward aquatic habitat.
A plan must be in place for prompt and effective response to any accidental spills
prior to the onset of work activities. All workers shall be informed of the appropriate
measures to take should an accidental spill occur.
• Pallets or secondary containment areas for chemicals, drums, or bagged materials
shall be provided. Should material spills occur, materials and/or contaminants shall be
cleaned from the project site and recycled or disposed of to the satisfaction of the
Regional Water Quality Control Board.
• Prior to construction activities within 30 feet of potentially jurisdictional features,
including Acacia Creek and Orcutt Creek, the drainage features shall be fenced with
orange construction fencing and signed to prohibit entry of construction equipment
and personnel unless authorized by the City. Fencing should be located a minimum of
30 feet from the edge of the riparian canopy or top of bank and shall be maintained
throughout the construction period for each phase of development. Once all phases of
construction in this area are complete, the fencing may be removed.
• Erosion control and landscaping specifications allow only natural-fiber,
biodegradable meshes and coir rolls, to prevent impacts to the environment and to
fish and terrestrial wildlife.
• All vehicles and equipment shall be in good working condition and free of leaks.
• Construction work shall be restricted to daylight hours (7:00 AM to 7:00 PM) to
avoid impacts to nocturnal and crepuscular (dawn and dusk activity period) species.
• Concrete truck and tool washout shall be limited to locations designated by a
qualified biologist or a Qualified Storm-water Practitioner such that no runoff will
reach Acacia Creek or Orcutt Creek.
• All open trenches shall be constructed with appropriate exit ramps to allow species
that accidentally fall into a trench to escape. Trenches will remain open for the
shortest period necessary to complete required work.
• No water will be impounded in a manner to attract sensitive species.
Mitigation Measure BI0-2(b). Prior to the initiation of construction activities (including staging
and mobilization), all personnel associated with project construction shall attend a Worker
Environmental Awareness Program (WEAP) training. The training shall be conducted by a
qualified biologist, to aid workers in recognizing special status resources that may occur in the
project area. The specifics of this program shall include identification of the sensitive species and
habitats, a description of the regulatory status and general ecological characteristics of sensitive
resources, and review of the limits of construction and avoidance measures required to reduce
ATTACHMENT 1Item 2
Packet Page 23Packet Page 23
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 8
impacts to biological resources within the work area. A fact sheet conveying this information shall
also be prepared for distribution to all contractors, their employers, and other personnel involved
with construction of the project. All employees shall sign a form provided by the trainer
documenting they have attended the training.
Mitigation Measure BI0-2(c). The following shall be implemented to avoid and minimize
potential impacts to California Red-legged Frog.
• A pre-construction survey of the proposed disturbance footprint (within the project
site or potential off-site improvement areas) for California red-legged frog shall be
conducted by a qualified biologist within 48 hours prior to the start of project
construction to confirm this species is not present in the work area.
• In the event the pre-construction survey identifies the presence of individuals of
CRLF, or if individuals of these species are encountered during construction, then the
applicant shall stop work and comply with all relevant requirements of the Federal
Endangered Species Act prior to resuming project activities.
• Only City- and USFWS-approved biologists shall participate in activities associated
with the capture, handling, and monitoring of CRLF.
• If activities occur between November 1 and April 30, the qualified biologist shall
conduct a pre-activity clearance sweep prior to start of project activities on the
morning following any rain events of 0.1 inch or greater.
Mitigation Measure BI0-2(d). A qualified biologist shall conduct a pre-construction survey
within 48 hours of initial ground disturbing activities associated with any off-site improvements,
including modifications to the existing crossing over Acacia Creek or the development of a new
crossing over Orcutt Creek. The survey area shall include any proposed disturbance area(s) and all
proposed ingress/egress routes. If any of these species are found and individuals may be injured
or killed by work activities, the biologist shall be allowed sufficient time to move them from the
project site before work activities begin. The biologist(s) shall relocate any coast range newts, two-
striped garter snakes, and/or western pond turtles the shortest distance possible to a location that
contains suitable habitat that is not likely to be affected by activities associated with the project.
Mitigation Measure BI0-2(e). The applicant shall implement the following to avoid and minimize
potential impacts to steelhead.
• Construction associated with the widening of the existing crossing over Acacia
Creek shall be restricted to periods of dry weather from April 16 through October
31, and shall not be conducted within 48 hours after a rain event of 0.25 inch or
greater, or until an approved biologist confirms there is no longer a chance for
flowing water to enter the work area.
• Widening of the existing crossing shall follow the design standards developed by
the City of San Luis Obispo and shall be developed in a manner that does not
impede wildlife movement.
ATTACHMENT 1Item 2
Packet Page 24Packet Page 24
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 9
Mitigation Measure BI0-2(f). The following actions shall be undertaken to avoid and minimize
potential impacts to nesting birds:
• For construction activities occurring during the nesting season (generally February 1
to September 15), surveys for nesting birds covered by the California Fish and Game
Code and the Migratory Bird Treaty Act no more than 14 days prior to vegetation
removal. The surveys shall include the disturbance area plus a 500-foot buffer around
the site. If active nests are located during the pre-construction survey or during
construction, all construction work shall be conducted outside a buffer zone from the
nest to be determined by the qualified biologist. The buffer shall be a minimum of 50
feet from the nest tree for non-raptor bird species and at least 300 feet from the nest
tree for raptor species. Larger buffers may be required depending upon the status of
the nest and the construction activities occurring in the vicinity of the nest. The buffer
area(s) shall be closed to all construction personnel and equipment until the adults
and young are no longer reliant on the nest site. A qualified biologist shall confirm
that breeding/nesting is completed and young have fledged the nest prior to removal
of the buffer.
• To account for most nesting birds, removal of vegetation within suitable nesting bird
habitats should be scheduled to occur in the fall and winter (between September 16
and January 31), and after the young have fledged.
• If a suspected American bald eagle nest is discovered during the pre-construction
survey, then the applicant shall consult with the City, USFWS, and CDFW regarding
appropriate nest buffers and nest monitoring. If a nest is discovered with construction
underway, a no- activity buffer a minimum of 660 feet from the nest must be
implemented, or as otherwise directed by CDFW and USFWS, until appropriate
authorizations are obtained. Any subsequent buffer adjustments shall be made in
consultation with the City, CDFW and USFWS and shall rely on monitoring
observations and activity at the site. Additional avoidance measures for special status
bird nests such as American bald eagle nests are often required, and would be
developed in consultation with the City, CDFW and USFWS.
• The Worker Environmental Awareness Program (Mitigation Measure BIO-2[b]) shall
provide good housekeeping practices of equipment and materials that discourage
nests being established within the construction area.
Mitigation Measure BI0-2(g). The following actions shall be undertaken to avoid and minimize
potential impacts to roosting bats:
• Prior to issuance of grading permits, a qualified biologist shall conduct a survey of
existing structures within the project site to determine if roosting bats are present. The
survey shall be conducted during the non-breeding season (November through
March). The biologist shall have access to all interior attics, as needed. If a colony of
bats is found roosting in any structure, further surveys shall be conducted sufficient to
determine the species present and the type of roost (day, night, maternity, etc.) If the
bats are not part of an active maternity colony, passive exclusion measures may be
implemented, in close coordination with CDFW. These exclusion measures must
ATTACHMENT 1Item 2
Packet Page 25Packet Page 25
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 10
include one-way valves that allow bats to exit the structure but are designed so that
the bats may not re-enter the structure.
• If a bat colony is excluded from the project site, appropriate alternate bat habitat as
determined by a qualified biologist shall be installed on the project site or at an
approved location offsite.
• Prior to removal of any trees, a survey shall be conducted by a qualified biologist to
determine if any of the trees proposed for removal or trimming harbor sensitive bat
species or maternal bat colonies. If a non-maternal roost is found, the qualified
biologist, in close coordination with CDFW shall install one-way valves or other
appropriate passive relocation method. For each occupied roost removed, one bat box
or alternate roost structure shall be installed in similar habitat and should have similar
cavity or crevices properties to those which are removed, including access,
ventilation, dimensions, height above ground, and thermal conditions. Maternal bat
colonies may not be disturbed.
BIO-l(a) to BI0-2(g) Monitoring Program: The Environmental Monitor shall monitor
environmental compliance of the construction activities throughout the construction period or as
stipulated in the species- or resource-specific mitigation measure and provide monitoring reports
to the City.
Mitigation Measure BIO-3. Temporary impact areas shall be restored at a one to one (1:1) ratio
(one acre of restoration for each acre of impact) to offset temporary losses in wetland, stream, or
riparian function. Permanent impacts on jurisdictional areas shall be offset through creation,
restoration, and/or enhancement of in-kind habitats at a minimum ratio of 2:1. Permitting agencies
(CDFW, USACE, RWQCB) may require a higher mitigation ratio associated with applicable
permits. Furthermore, non-native invasive plants in temporarily-disturbed areas within riparian
and wetland habitats and within City's 35-foot creek setback from Orcutt Creek and Acacia Creek
shall be removed, and such areas shall be revegetated using native plants. Any restoration efforts
shall include an invasive plant removal element.
A Mitigation and Monitoring Plan is required to outline the approach that will be taken for
restoration and habitat creation or enhancement. Once approved, the applicant will be responsible
for Plan implementation, and the City will verify success of the Plan. The Plan shall be prepared
by a qualified restoration ecologist. The plan shall include, but not be limited to the following
components:
• Description of the project/impact site,
• Goal(s) of the compensatory mitigation,
• Description of the proposed compensatory mitigation-site,
• Implementation plan for the compensatory mitigation-site ,
• Maintenance activities during the monitoring period,
• Monitoring plan for the compensatory mitigation-site,
• Success criteria and performance standards,
• Reporting requirements, and
• Contingency measures and funding mechanisms.
ATTACHMENT 1Item 2
Packet Page 26Packet Page 26
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 11
BIO-3 Monitoring Plan: The Environmental Monitor shall monitor environmental compliance of
the construction activities throughout the construction period or as stipulated in the Mitigation and
Monitoring Plan and provide monitoring reports to the City.
Cultural Resources Mitigation
Mitigation Measure CR-2(a). In accordance with the City's Conservation and Open Space
Policies 3.5.6 and 3.5.7, a qualified principal investigator, defined as an archaeologist who meets
the Secretary of the Interior's Standards for professional archaeology (hereafter qualified
archaeologist), shall be retained to carry out all mitigation measures related to archaeological
resources.
Monitoring shall involve inspection of subsurface construction disturbance in the immediate
vicinity of known sites, or at locations that may harbor buried resources that were not identified
on the site surface. A Native American monitor shall also be present because the area is a
culturally-sensitive location. The monitor(s) shall be on-site on a full-time basis during
earthmoving activities, including grading, trenching, vegetation removal, or other excavation
activities.
Mitigation Measure CR-2(b). If cultural resources are encountered during ground-disturbing
activities, work in the immediate area must halt and an archaeologist meeting the Secretary of the
Interior's Professional Qualifications Standards for archaeology (NPS 1983) shall be contacted
immediately to evaluate the find. If the discovery proves to be significant under CEQA, additional
work such as data recovery excavation and Native American consultation may be warranted to
mitigate any significant impacts.
Mitigation Measure CR-2(c). If cultural resources are encountered during ground-disturbing
activities, an extended phase I (XPI) testing program, utilizing standard shovel test pits and/or hand
auguring at arbitrary levels, shall be conducted in the vicinity of the encounter. If the XPI program
identifies subsurface deposits, a Phase II evaluation program shall be prepared to determine
whether development would significantly impact identified resources.
If the Phase II evaluation program identifies identified resources as significant, a Phase III data
recovery program shall be prepared and implemented. The purpose of the Phase III data recovery
program is to recover, analyze, interpret, report, curate, and preserve archaeological data that
would otherwise be destroyed.
The testing and evaluation programs shall be prepared by a qualified archaeologist, and shall be
submitted for review and approval by the City. The qualified archaeologist shall monitor
compliance with testing and evaluation program requirements during implementation of the testing
and evaluation programs.
CR-2(a, band c) Monitoring Plan: The City shall confirm the qualifications of and approve the
applicant's choice of a qualified archaeologist. The City shall inspect the site periodically during
ATTACHMENT 1Item 2
Packet Page 27Packet Page 27
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 12
grading and demolition to ensure compliance with this measure. The City shall review construction
plans and periodically inspect project construction to ensure compliance with these measures.
Mitigation Measure CR-3(a). Prior to the commencement of ground disturbing activities under
the project that are greater than six feet in depth, a qualified professional paleontologist shall be
retained to conduct paleontological monitoring during project ground disturbing activities. The
Qualified Paleontologist (Principal Paleontologist) shall have at least a Master's Degree or
equivalent work experience in paleontology, shall have knowledge of the local paleontology, and
shall be familiar with paleontological procedures and techniques.
Ground disturbing construction activities (including grading, trenching, drilling with an auger
greater than 3 feet in diameter, and other excavation) within previously undisturbed sediments at
depths greater than six feet shall be monitored on a full-time basis. Monitoring shall be supervised
by the Qualified Paleontologist and shall be conducted by a qualified paleontological monitor, who
is defined as an individual who meets the minimum qualifications per standards set forth by the
SVP (2010), which includes a B.S. or B.A. degree in geology or paleontology with one year of
monitoring experience and knowledge of collection and salvage of paleontological resources.
The duration and timing of the monitoring shall be determined by the Qualified Paleontologist. If
the Qualified Paleontologist determines that full-time monitoring is no longer warranted, he or she
may recommend reducing monitoring to periodic spot-checking or cease entirely. Monitoring
would be reinstated if any new ground disturbances are required and reduction or suspension
would need to be reconsidered by the Qualified Paleontologist. Ground-disturbing activity that
does not exceed six feet in depth within Quaternary alluvium would not require paleontological
monitoring.
Mitigation Measure CR-3(b). In the event that a paleontological resource is discovered, the
monitor shall have the authority to temporarily divert the construction equipment around the find
until it is assessed for scientific significance and collected. Once salvaged, significant fossils shall
be identified to the lowest possible taxonomic level, prepared to a curation-ready condition, and
curated in a scientific institution with a permanent paleontological collection along with all
pertinent field notes, photos, data, and maps. Curation fees are assessed by the repository, and are
the responsibility of the project owner.
Mitigation Measure CR-3(c). At the conclusion of laboratory work and museum curation, a final
report shall be prepared describing the results of the paleontological mitigation monitoring efforts
associated with the project. The report shall include a summary of the field and laboratory methods,
an overview of the project geology and paleontology, a list of taxa recovered (if any), an analysis
of fossils recovered (if any) and their scientific significance, and recommendations. The report
shall be submitted to the lead agency(s) for the project. If the monitoring efforts produced fossils,
then a copy of the report shall also be submitted to the designated museum repository.
CR-3 (a, b, and c) Monitoring Plan. Prior to initial ground disturbance, the City shall confirm
the qualifications of and approve the applicant's choice of the qualified paleontologist. The City
shall inspect the site periodically during grading and demolition to ensure compliance with this
ATTACHMENT 1Item 2
Packet Page 28Packet Page 28
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 13
measure. The City shall review construction plans and periodically inspect project construction to
ensure compliance with these measures. The City shall review and approval the Final
Paleontological Monitoring Report.
Geology and Soils Mitigation
Mitigation Measure GEO-1. A geotechnical study shall be prepared for the project site prior to
site development. This report shall include an analysis of the liquefaction potential of the
underlying materials according to the most current liquefaction analysis procedures. If the site is
confirmed to be in an area prone to seismically-induced liquefaction, appropriate techniques to
minimize liquefaction potential shall be prescribed and implemented. In addition to a liquefaction
analysis, the Geotechnical Study shall include an evaluation of the potential for soil settlement and
soil expansion beneath the project site. All on-site structures shall comply with applicable methods
of State and Local Building Codes.
Future development of the site shall incorporate all applicable engineering requirements and
recommendations as presented in the Geotechnical Study. Suitable measures to reduce
liquefaction, settlement, and soil expansion impacts may include one or more of the following
techniques , as determined by a registered geotechnical engineer:
• Specialized design of foundations by a structural engineer;
• Removal or treatment of liquefiable soils to reduce the potential for liquefaction;
• In-situ densification of soils or other alterations to the ground characteristics; or
• Other alterations to the ground characteristics.
• Excavation and re-compaction of on-site or imported soils;
• Treatment of existing soils by mixing a chemical grout into the soils prior to re-
compaction; or
• Foundation design that can accommodate certain amounts of differential settlement
such as post tensional slab and/or ribbed foundations designed in accordance with the
California Building Code.
GEO-1 Monitoring Plan. The Community Development Department shall verify compliance
prior to issuance of grading permits. The Community Development Department shall site inspect
to ensure development is in accordance with approved plans prior to occupancy clearance.
Community Development staff shall verify installation in accordance with approved building
plans.
Hydrology and Water Quality Mitigation
Mitigation Measure HYD-1. The applicant shall prepare the conditional letter of map revision
(CLOMR) application and obtain an official letter of map revision (LOMR) from FEMA.
HYD-1 Monitoring Plan. The City will confirm that FEMA has approved the CLOMR prior to
issuance of a grading permit, and LOMR prior to issuance of a building permit.
ATTACHMENT 1Item 2
Packet Page 29Packet Page 29
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 14
Noise Mitigation
Mitigation Measure N-1. Within 150 feet, the project site developer shall implement the
following measures, or similar combination of measures, which demonstrate that interior
residential noise levels in residences exposed to Tank Farm Road would be reduced to the City's
45 dBA CNEL interior noise standard. Furthermore, as shown conceptually, final building design
and location of buildings shall collectively provide an effective attenuation shield from Tank Farm
road noise for active outdoor areas within the development with the intent to achieve 60 dBA
CNEL or less at a distance of 250 feet from the centerline of Tank Farm Road. Interior noise
reduction shall be achieved through a combination of standard interior noise reduction techniques,
which may include (but are not limited to):
• In order for windows and doors to remain closed, mechanical ventilation such as air
conditioning shall be provided for all units exposed to Tank Farm Road (passive
ventilation may be provided, if mechanical ventilation is not necessary to achieve
interior noise standards, as demonstrated by a qualified acoustical consultant).
• All exterior walls shall be constructed with a minimum STC rating of 50.
• All windows and glass doors shall be rated STC 39 or higher such that the noise
reduction provided will satisfy the interior noise standard of 45 dBA CNEL.
• An acoustical test report of all the sound-rated windows and doors shall be provided
to the City for review by a qualified acoustical consultant to ensure that the selected
windows and doors in combination with wall assemblies would reduce interior noise
levels sufficiently to meet the City's interior noise standard.
• All vent ducts connecting interior spaces to the exterior (i.e., bathroom exhaust, etc.)
shall have at least two 90 degree turns in the duct.
• All windows and doors exposed to Tank Farm Road shall be installed in an
acoustically- effective manner. Sliding window panels shall form an air-tight seal
when in the closed position and the window frames shall be caulked to the wall
opening around the perimeter with a non-hardening caulking compound to prevent
sound infiltration. Exterior doors shall seal air-tight around the full perimeter when in
the closed position.
• The applicant shall submit a report to the Community Development Department by a
qualified acoustical consultant certifying that the specific interior noise reduction
techniques included in residential, hotel, and office components of the project would
achieve interior noise levels that would not exceed 45 dBA CNEL.
N-1 Monitoring Plan. The Community Development Department shall verify compliance prior
to approval of the building plans and shall verify installation in accordance with approved building
plans.
Mitigation Measure N-2(a). For all construction activity at the project site that exceeds 60 dBA
at the property line with the existing residence to the southeast, the following noise attenuation
techniques shall be employed to ensure that noise levels are maintained within levels allowed by
the City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such
techniques shall include:
ATTACHMENT 1Item 2
Packet Page 30Packet Page 30
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 15
• Sound blankets on noise-generating equipment.
• Stationary construction equipment that generates noise levels above 60 dBA at the
project boundaries shall be shielded with barriers that meet a sound transmission class
(a rating of how well noise barriers attenuate sound) of 25.
• All diesel equipment shall be operated with closed engine doors and shall be
equipped with factory-recommended mufflers.
• For stationary equipment, the applicant shall designate equipment areas with
appropriate acoustic shielding on building and grading plans. Equipment and
shielding shall be installed prior to construction and remain in the designated location
throughout construction activities.
• Electrical power shall be used to power air compressors and similar power tools.
• The movement of construction-related vehicles, with the exception of passenger
vehicles, along roadways adjacent to sensitive receptors shall be limited to the hours
between 7:00 AM and 7:00 PM, Monday through Saturday. No movement of heavy
equipment shall occur on Sundays or official holidays (e.g., Thanksgiving, Labor
Day).
• As needed, temporary sound barriers shall be constructed between the construction
site and the single-family residence to the southeast.
Mitigation Measure N-2(b). The contractor shall inform the property owner of the single-family
residence to the southeast of the project site of proposed construction timelines and noise
complaint procedures to minimize potential annoyance related to construction noise. Proof of
mailing the notice shall be provided to the Community Development Department before the City
issues a zoning clearance. Signs shall be in place before beginning of and throughout grading and
construction activities. Noise-related complaints shall be directed to the City's Community
Development Department.
Plan Requirements and Timing. Construction plans shall note construction hours, truck routes,
and construction Best Management Practices (BMPs) and shall be submitted to the City for
approval prior to grading and building permit issuance for each project phase. BMPs shall be
identified and described for submittal to the City for review and approval prior to building or
grading permit issuance. BMPs shall be adhered to for the duration of the project. The applicant
shall provide and post signs stating these restrictions at construction site entries. Signs shall be
posted prior to commencement of construction and maintained throughout construction. Schedule
and neighboring property owner notification mailing list shall be submitted 10 days prior to
initiation of any earth movement. The Community Development department shall confirm that
construction noise reduction measures are incorporated in plans prior to approval of
grading/building permit issuance.
All construction workers shall be briefed at a pre-construction meeting on construction hour
limitations and how, why, and where BMP measures are to be implemented. A workday
schedule will be adhered to for the duration of construction for all phases.
ATTACHMENT 1Item 2
Packet Page 31Packet Page 31
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 16
N-2(a and b) Monitoring Plan. City staff shall ensure compliance throughout all construction
phases. Building inspectors and permit compliance staff shall periodically inspect the site for
compliance with activity schedules and respond to complaints.
Transportation and Traffic Mitigation
Mitigation Measure T-1. The project applicant shall pay fair share costs for required intersection
improvements to address the project's identified queueing impact at the Broad Street/Tank Farm
Road intersection. Required intersection improvements include:
• Broad Street/Tank Farm Road: Re-stripe the existing cross-sectional width to provide
a second southbound left tum lane.
Alternatively, the identified queueing impact at the Broad Street/Tank Farm Road intersection
would be eliminated if the applicant provides a vehicular connection to the adjacent site to the east,
which would allow use of the traffic signal way at Industrial Way.
T-1 Monitoring Plan. The City shall verify payment of fair share costs (or inclusion of a vehicular
connection to the adjacent site to the east on project site plans) upon acceptance by the City of
final design plans.
Mitigation Measure T-2. The project applicant shall pay fair share costs for required intersection
and segment improvements to address the project's contribution to identified cumulative
intersection and segment level of service and queueing impacts. Required intersection
improvements include:
• Tank Farm Road/South Higuera Street: Install a second southbound left tum lane.
• Tank Farm Road/Santa Fe Road: Install a multi-lane roundabout.
• Broad Street/Industrial Way: Convert the east and west approaches from split phasing
to permissive phasing and restripe both approaches to provide dedicated left tum
lanes and shared through/right tum lanes.
• Broad Street/Tank Farm Road: Add a second southbound left tum lane, add a
dedicated northbound right tum lane, convert the westbound right tum lane to a
shared through/right lane, and establish time-of-day timing plans.
Required segment improvements include:
• Tank Farm Road from Old Windmill Lane to Santa Fe Road: Roadway widening.
T-2 Monitoring Plan. The City shall verify payment of fair share costs upon acceptance by the
City of final design plans and in accordance with the timing of improvements.
ATTACHMENT 1Item 2
Packet Page 32Packet Page 32
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 17
Utilities and Service Systems Mitigation
Mitigation Measure UT-1. Prior to issuance of grading permits, the applicant shall define and
incorporate into the project design an Inflow and Infiltration reduction strategy consistent with the
City's Wastewater Infrastructure Renewal Strategy. Prior to issuance of a certificate of occupancy,
the developer shall be required to implement, and demonstrate off-site sewer rehabilitation that
results in quantifiable inflow and infiltration reduction in the City's wastewater collection system
in sub-basin Al, A2, A3, A4, B.2 or B.3 in an amount equal to offset the project's wastewater flow
increase. This may be satisfied by one of the following:
• Sufficient reductions in wastewater flow within sub-basins Al, A2, A3, A4, B.2 or
B.3, commensurate with the additional wastewater flow contributed by the project, to
be achieved by the verified replacement of compromised private sewer laterals, or
public sewer mains, either by the developer, or any property owner located within
said basins; or
• Participation in a sewer lateral replacement program, or similar inflow and infiltration
reduction program to be developed by City if program is in place prior to issuance of
certificate of occupancy; or any other off-site sewer rehabilitation proposed by the
developer and approved by the Utilities Director, which will achieve a reduction in
wastewater flow commensurate with the additional wastewater flow contributed by
the project. The final selection of the inflow and infiltration reduction project will be
approved by the Utilities Director.
UT-1 Monitoring Plan. The Community Development Department shall verify compliance prior
to issuance of grading permits.
Mitigation Measure UT-2. Prior to issuance of grading permits, the applicant shall define and
incorporate into the project design water reduction measures consistent with the City's Recycled
Water Master Plan. Prior to issuance of a certificate of occupancy, the developer shall be required
to implement, and demonstrate water offsets that result in quantifiable water demand reductions
in the City's potable water distribution system with an amount equal to offset the project's water
flow increase. This may be satisfied by one of the following:
• Sufficient reductions in potable water demands, commensurate with the additional
water demands contributed by the project, to be achieved by verified conversions of
existing irrigation system from potable water to recycled water systems located
within the City's potable water distribution system;
• Participation in the construction of new mains for the recycled water transmission
system; or construction of any other recycled water main proposed by the developer
and approved by the Utilities Director, which will achieve a reduction in potable
water demands commensurate with the additional water demands contributed by the
project.
UT-2 Monitoring Plan. The Community Development Department shall verify compliance prior
to issuance of grading permits.
ATTACHMENT 1Item 2
Packet Page 33Packet Page 33
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 18
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 does hereby grant
final approval of the architectural review application ARCH-0755-2019 for a mixed-use
development project located at 650 Tank Farm Road, subject to the following conditions:
Planning Division – Community Development Department
1. Final project design and construction drawings submitted for a building permit shall be
in substantial compliance with the project plans approved by the ARC. A separate, full-
size sheet shall be included in working drawings submitted for a building permit that
lists all conditions of project approvals listed as sheet number 2.
2. Reference shall be made in the margin of listed items as to where in plans requirements
are addressed. Any change to approved design, colors, materials, landscaping, or other
conditions of approval must be approved by the Director or Architectural Review
Commission, as deemed appropriate.
3. Plans submitted for a building permit shall call out the colors and materials of all
proposed building surfaces and other improvements. Colors and materials shall be
consistent with the color and material board submitted with Architectural Review
application.
4. The locations of all lighting, including bollard style landscaping or path/parking
lighting, shall be included ·in plans submitted for a building permit. All wall-mounted
lighting fixtures shall be clearly called out on building elevations included as part of
working drawings. Any wall mounted lighting installed above the first floor on the
exterior elevations shall be minimal and consider its impact on the surrounding
neighborhood. All wall-mounted lighting shall complement building architecture,
subject to the approval of the Community Development Director. The lighting schedule
for the building shall include a graphic representation of the proposed lighting fixtures
and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded
to ensure that light is directed downward consistent with the requirements of the City's
Night Sky Preservation standards contained in Chapter 17.70.100 of the Zoning
Regulations.
5. Plans submitted for a building permit shall include window details indicating the type
of materials for the window frames and mullions, their dimensions, and colors. Plans
shall include the materials and dimensions of all lintels, sills, surrounds recesses and
other related window features. Plans shall demonstrate the use of high-quality materials
for the windows that reflect the architectural style of the project and are compatible
with the neighborhood character, to the approval of the Community Development
Director.
ATTACHMENT 1Item 2
Packet Page 34Packet Page 34
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 19
6. Plans submitted for a building permit shall include balcony railing details indicating
the type of materials, picket details, dimensions and colors. Plans shall demonstrate the
use of high-quality materials for the railings that reflect the architectural style of the
project and are compatible with the neighborhood character, to the approval of the
Community Development Director.
7. Plans submitted for a building permit shall include all trim, awning and trellis details
indicating the type of materials, dimensions and colors. Plans shall demonstrate the use
of high-quality materials that reflect the architectural style of the project and are
compatible with the neighborhood character, to the approval of the Community
Development Director.
8. Mechanical and electrical equipment shall be located internally. With submittal of
working drawings, the applicant shall include sectional views of the building, which
clearly show the sizes of any proposed condensers and other mechanical equipment. If
any condensers or other mechanical equipment is to be placed on the roof, plans
submitted for a building permit shall confirm that parapets and other roof features will
adequately screen them. A line-of-sight diagram may be required to confirm that
proposed screening will be adequate. This condition applies to initial construction and
later improvements.
9. A final landscaping plan, including all irrigation details, shall be submitted to the
Community Development Department along with working drawings. The legend for
the landscaping plan shall include the sizes and species of all groundcovers, shrubs,
and trees with corresponding symbols for each plant material showing their specific
locations on plans.
10. The applicant shall provide a final landscaping plan that includes the following:
a. 24-inch box size replacement trees,
b. 36-inch box size replacement trees for focal point trees,
c. Olive trees shall be Swan Hill fruitless variety, and
d. To the extent feasible trees, along the boundary of Damon Garcia and the
eastern edge of the Lazy Acres RV storage area be retained.
11. The location of any required backflow preventer and double-check assembly shall be
shown on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed.
Where possible, as determined by the Utilities Director, equipment shall be located
inside the building within 20 feet of the front property line. Where this is not possible,
as determined by the Utilities Director, the back-flow preventer and double-check
assembly shall be located in the street yard and screened using a combination of paint
color, landscaping and, if deemed appropriate by the Community Development
Director, a low wall. The size and configuration of such equipment shall be subject to
review and approval by the Utilities and Community Development Directors.
ATTACHMENT 1Item 2
Packet Page 35Packet Page 35
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 20
12. The location of any required transformer shall be shown on the site plans submitted for
a building permit and shall be notched into the building or screened to the satisfaction
of the Community Development Director.
13. The project shall comply with conditions outlined in City Council Resolution No.
10980 (2019 Series), including:
a. The 13 remaining tenants of the Hidden Hills Mobilodge Mobile Home Park
shall be given right of first refusal for the affordable housing units, and should
any of these former tenants not be qualified for the affordable housing units,
they shall be given right of first refusal for the first available non-restricted
housing units.
b. The applicant shall provide relocation assistance to the thirteen resident tenants
who are currently renting mobile homes on the project site, as and to the extent
specified in Chapter 5.45, Section 5.45.080.B.4. of the San Luis Obispo
Municipal Code, which provides as follows: "The expense of assuming tenancy
in comparable housing. Assistance with these expenses shall be available to
resident tenants. The amount of such payment shall be based upon consideration
of (a) moving costs; (b) first month's rent, last month's rent, and security deposit
at the replacement housing; and (c) for lower, very low, and extremely low
income residents, the differential between the rental rate at the mobile home
park being converted and the replacement housing during the first year of
relocation." For the original four resident tenants, such relocation assistance
shall be provided to each tenant until the project is complete or units are
available within the project, whichever is later, but not to exceed three years
from the date of termination of tenancy for each of the four tenants. The
Community Development Director shall determine whether the housing
accommodation is "comparable housing" considering such factors as
availability, number of bedrooms and bathrooms, condition, location and
amenities.
14. Plans submitted for building permit shall include revised Site Plan and Floor Plans that
provide long-term bicycle storage for upper second and third floor units on a ground
level location rather than in-unit. Floor Plans for ground level units shall clearly
demonstrate adequate in-unit space for bicycle storage.
15. Plans submitted for building permit shall include design details for the pedestrian path
between the project and Damon Garcia Sports Fields to the satisfaction of the Public
Works and the Parks and Recreation Departments.
16. Prior to issuance of a building permit, the applicant shall record an agreement, in a form
subject to the approval of the City Attorney, ensuring that the project includes 39 deed
restricted affordable housing units: 13 very low, 6 low and 20 moderate income
households. The affordable housing units shall be constructed at the same time, or
before, the market units are constructed.
ATTACHMENT 1Item 2
Packet Page 36Packet Page 36
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 21
Engineering Division – Public Works/Community Development
17. The development project plans shall be consistent with the tentative map and any
subsequent conditions of approval related to Vesting Tentative Parcel Map SLO 19-
0109 (SBDV-0261-2020).
18. The public improvements related to this development shall be approved or substantially
approved to the satisfaction of the Public Works and Community Development
Departments prior to building permit issuance for the development project.
19. Final roadway alignment shall be consistent with the AASP, Bike Plan, and City
Engineering Standards except where the applicant has requested and been granted a
formal design exception.
20. The project shall include the installation of public street lighting and all associated
facilities including but not limited to conduits, sidewalk vaults, fusing, wiring and
luminaires along all public streets and intersections per City Engineering Standards.
21. A separate improvement plan application, review fee, and inspection fee will be
required in accordance with the Engineering fee schedule in effect at the time of plan
submittal. The plans and supporting documents shall be in accordance with the codes
and standards in effect at the time of application.
22. A separate demolition permit will be required for the removal of the existing non-
exempt structures.
23. The building plan submittal shall include a complete topographic survey and/or existing
site development plans showing all existing structures, site improvements, utilities,
water wells, and trees. The plan shall clarify the limits of the demolitions and
improvements to remain. The plan shall show and note the proposed disposition of the
several water wells and appurtenances.
24. The building plan submittal shall include a complete tree summary show the diameter
and species of trees. The plan shall clarify the trees to remain and the trees to be
removed. Trees to remain may require a tree preservation plan per City Engineering
Standards.
25. Invasive plant species shall be removed or eradicated along and within the respective
Acacia and Orcutt Creek corridors to the satisfaction of the Planning Division and
Natural Resources Manager and consistent with the restoration plans submitted for
agency permitting.
ATTACHMENT 1Item 2
Packet Page 37Packet Page 37
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 22
26. Agency permits required for any work within the creek corridors shall be secured prior
to commencing with any demolitions, grading, and construction within the
jurisdictional areas. Any jurisdictional permits from the Army Corp, Fish and Wildlife,
or Regional Water Quality Control Board required for the drainage, site improvements,
street and road improvements shall be issued prior to plan approval and/or commencing
with work within the respective waterways. Permit conditions shall be reflected on the
approved plans and/or development submittal supporting documents.
27. A SWPPP and Waste Discharger Identification Number (WDID) shall be issued and
referenced on the grading, erosion control, and stormwater control plan sheets prior to
permit issuance.
28. The limits of demolitions, culvert removal, rubble removal, and creek
cleaning/restoration in the area of the existing Acacia Creek crossing shall be approved
to the satisfaction of the City Biologist and Natural Resources Manager.
29. The limits of improvements within the creek corridors required for the Tank Farm Road
widening shall be approved by the Public Works Director in collaboration with the City
Biologist and Natural Resources Manager. Additional silt and debris removal may be
required within the culverts and at their downstream outlets.
30. The development plans, building plans, and public improvement plans shall show and
note compliance with the City’s Drainage Design Manual, Floodplain Management
Regulations, and Post Construction Stormwater Regulations (PCRs).
31. The project plans and reports shall show that the new structures will be located outside
of the Special Flood Hazard Area (SFHA) or shall be constructed with finish floors at
least 1’ above the Base Flood Elevation(s). A Conditional Letter of Map Revision
(CLOMR) shall be processed and approved prior to grading or placement of fill within
the SFHA. The final Letter of Map Revision (LOMR) shall be processed within 6
months of the completion of grading and shall be finally approved prior to building
permit issuance
32. The drainage report and flood zone analysis shall include the limits and depth of
flooding along Orcutt Creek where located outside of the FEMA mapped SFHA.
33. This project site shall include the private and public improvements related to this
common plan for evaluation of the Post Construction Requirements (PCRs).
Temporary treatment facilities may be proposed for any minor off-site access
roadways.
34. An Operation and Maintenance Manual will be required with the building permit
application submittal. A separate Private Stormwater Conveyance Agreement shall be
recorded prior to approvals.
ATTACHMENT 1Item 2
Packet Page 38Packet Page 38
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 23
35. Unless specifically approved by the Public Works Department all stormwater control
measures (SCMs) shall be located on private property and shall be maintained by the
property owner, a Property Owner Association, or Homeowner Association.
36. Access controls for the proposed new bridge across Acacia Creek shall be approved to
the satisfaction of the Fire Department and shall be in accordance with City
Engineering Standards. An offsite easement or license agreement may be required from
the property owner at 600 Tank Farm to construct the westerly bridge abutment.
37. Unless a phased construction plan is approved by the Community Development
Department, all access roads, required secondary access, fire department access, and
any required fire hydrant installations shall be completed prior to commencing with
combustible construction.
38. The access roadway and signalized intersection improvements located at the Tank Farm
Road-Mind Body intersection shall be completed prior to final inspection approvals
and occupancy unless an alternative access is approved to the satisfaction of the Public
Works and Community Development Departments.
39. The access road(s) shall comply with City Standards and guidelines, ADA standards,
and the California Building Code.
40. The developer shall exhaust reasonable efforts to complete the final design and
construction of the off-site access roadway to the ultimate plan to limit the amount of
throw away improvements. Phased, partial, or temporary improvements may be
considered and shall be approved to the satisfaction of the Public Works and
Community Development Departments. Temporary improvements may include water
quality treatment Best Management Practices (BMPs).
41. An offsite easement or license agreement may be required from the property owner at
660 Tank Farm/3985 Broad to construct the secondary access roadway and signalized
intersection improvements.
42. Offers of dedication will be required for the Tank Farm Road widening and for the
completion of the Tank Farm Road-Mind Body intersection improvements.
43. Street naming of the private streets and site addressing shall be established through the
building permit process in accordance with City guidelines.
44. The Tank Farm Road improvements shall conform to any existing built-out
improvements or shall provide for a reasonable transition to the existing unimproved
sections to the satisfaction of the Public Works Department.
ATTACHMENT 1Item 2
Packet Page 39Packet Page 39
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 24
45. With respect to any off-site improvements, prior to the approval of the development
improvement plans or the filing of the Parcel Map, the developer/subdivider shall
either:
a. Clearly demonstrate their right to construct the improvements by showing
access to, title or interest in the property in a form acceptable to the City
Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts
to acquire interest to the subject property and request that the City assist in
acquiring the property required for the construction of such improvements and
exercise its power of eminent domain in accordance with Government Code
Section 66462 .5 to do so, if necessary. Subdivider shall also enter into an
agreement with the City to pay all costs of such acquisition including, but not
limited to, all costs associated with condemnation. Said agreement shall be in a
form acceptable to the City Engineer and the City Attorney. 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:
i. 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.
ii. Preliminary title report including chain of title and litigation guarantee;
iii. 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;
iv. 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.
v. 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.
46. The development plans shall include all final line-of-sight analysis at applicable
intersections to the satisfaction of the Public Works Department. Fence heights and
plantings in the areas of control shall be reviewed in conjunction with the analysis. A
separate recorded declaration, covenant, agreement or Notice of Requirements for
private property owner maintenance of sight lines may be required.
47. The parking and site development shall show and note compliance with the City’s
Parking and Driveway Standards, Community Design Guidelines, and the AASP.
ATTACHMENT 1Item 2
Packet Page 40Packet Page 40
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 25
48. Mailbox unit (MBUs) shall be provided on-site to the satisfaction of the Postal Service
and the City Planning Division. The number and location shall consider access,
convenience, and circulation requirements.
49. Private site lighting shall be provided per City Engineering Standards. Unless otherwise
waived or approved for deferral by the City, the secondary access roadway/bikeway to
the signal at Tank Farm Road shall include street/pathway lighting per City
Engineering Standards and the City's Bike Plan.
50. The development/improvement plan submittal shall include a complete construction
phasing plan in accordance with the conditions of approval, City codes, and standards.
A truck circulation plan and construction management and staging plan shall be
included with the improvement plan submittal. General truck routes shall be submitted
for review and acceptance by the City. The engineer of record shall provide a summary
of the extent of cut and fill with estimates on the yards of import and export material.
The summary shall include rough grading, utility trench construction, road
construction, AC paving, concrete delivery, and vertical construction loading estimates
on the existing public roadways. The developer shall either; 1) complete roadway
deflection testing before and after construction to the satisfaction of the City Engineer
and shall complete repairs to the pre-construction condition, or 2) shall pay a roadway
maintenance fee in accordance with City Engineering Standards and guidelines, or 3)
shall propose a pavement repair/replacement program to the satisfaction of the City
Engineer.
51. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall
be served to each proposed lot to the satisfaction of the Public Works Department and
serving utility companies. All public and private sewer mains shall be shown on the
development/improvement plans and shall be constructed per the City’s adopted codes
and City Engineering Standards unless a waiver or alternate standard is otherwise
approved by the City. The plans shall clearly delineate and distinguish the difference
between public and private improvements.
52. All new wire utilities shall be placed underground. The underground placement shall
be completed without a net increase in utility poles located within the public right-of-
way unless specifically approved to the satisfaction of the Public Works and
Community Development Departments.
53. The existing overhead wire services and service poles that are located on this parcel
shall be removed or services placed underground within the limits and standards of the
supplying utility companies.
54. City 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
ATTACHMENT 1Item 2
Packet Page 41Packet Page 41
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 26
available from the City’s Utilities Department for the use of recycled water. Recycled
water is readily available near the intersection of Tank Farm Road and Orcutt Road.
Transportation Division - Public Works Department
55. Transportation Impact Fees. Prior to issuance of building permits, the project shall
pay all required transportation impact fees, including participation in the Citywide
Transportation Impact Fee Program and the County’s Highway 227 Impact Fee
Program.
56. Transportation Fair Share Mitigation Fees. Prior to issuance of building permits,
the project shall contribute fair share mitigation fees towards the following future
transportation improvements:
a. Broad Street/Tank Farm Road intersection: Restripe the intersection to provide
a second southbound left-turn lane, add a dedicated northbound right-turn lane,
convert the westbound right-turn lane to a shared through/right lane, and
establish time of day signal timing plans (satisfied through payment of Citywide
Transportation Impact Fees)
b. S. Higuera Street/Tank Farm Road intersection: Install a second southbound
left-turn lane and westbound bike box (satisfied through payment of Citywide
Transportation Impact Fees)
c. Tank Farm Road/Santa Fe Road intersection: Install a multi-lane roundabout
(satisfied through payment of Citywide Transportation Impact Fees)
d. Tank Farm Road: Widen roadway between Old Windmill Lane and Santa Fe
Road consistent with the ultimate roadway section identified in the Airport Area
Specific Plan, including four travel lanes, a center median/turn lane, bike lanes,
a landscaped parkway, and off-street Class I multiuse paths (satisfied through
payment of Citywide Transportation Impact Fees)
e. Broad Street/Industrial Way intersection: Convert the east and west approaches
from split signal phasing to permissive signal phasing and restripe both
approaches to provide dedicated left-turn lanes and shared through/right-turn
lanes.
57. Site Access. Prior to issuance of occupancy permits, vehicular access to the project site
shall be provided via two points: limited access via a single right-in/right-out driveway
with a dedicated westbound right-turn pocket along Tank Farm Road, and full access
via a new northbound leg of the signalized Tank Farm Road/Mindbody intersection.
58. Tank Farm/Mindbody Intersection. To accommodate access at the Tank
Farm/Mindbody intersection, various intersection improvements and traffic signal
modifications shall be completed to the satisfaction of the Public Works Director.
Required traffic signal improvements at the Tank Farm/Mind Body include
modifications to signal poles, signal heads, cables, pedestrian signals and push buttons,
controller programing, cabinet equipment, video detection, battery backups and all
ATTACHMENT 1Item 2
Packet Page 42Packet Page 42
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 27
other necessary equipment for the traffic signal to function in its intended purpose per
Caltrans and City of San Luis Obispo Standard Specifications. Intersection
improvements include installation of a dedicated eastbound left turn pocket (with
concrete median), a westbound right-turn pocket, ADA curb ramps on the northern
corners, pedestrian and bicycle crossing treatments at the north leg of the intersection,
and construction of the new on-site roadway serving as the north leg of the intersection.
59. If the Tank Farm/Mindbody intersection and traffic signal improvements and new
north-south access road within the 660 Tank Farm site are constructed by others prior
to development of the 650 Tank Farm project, the project applicant shall be responsible
for a fair share contribution towards 50 percent of these costs via a private
reimbursement agreement or other mechanism to the satisfaction of the Community
Development Director.
60. Tank Farm Road Frontage Improvements. Prior to issuance of occupancy permits,
the project shall reconstruct the Tank Farm Road site frontage to current City
Engineering Standards. Frontage improvements shall include widening the northern
side of Tank Farm Road to a cross section that substantially conforms with the ultimate
section identified in the Airport Area Specific Plan to the satisfaction of the Public
Works Director. Frontage improvements shall include widening to provide a
continuous second westbound auto lane, installation of curb and gutter, a landscaped
parkway at the back of curb, sidewalk-level Class IV bike lane, pedestrian sidewalk
and driveway/intersection transitions. Roadway widening at the western boundary of
the site frontage shall be designed to accommodate geometric transitions to a future
roundabout planned at the Tank Farm/Santa Fe intersection. Depending on timing of
related frontage improvements with development of the adjacent properties at 650 Tank
Farm Road and 600 Tank Farm Road, interim roadway striping and geometric
transitions may be approved to the satisfaction of the Public Works Director.
61. If the new north-south access road within the 660 Tank Farm site is required to be
constructed first as part of the 650 Tank Farm project, the roadway must be constructed
in a permanent manner (i.e. concrete curb & gutter, width for turn pockets, ADA curb
ramps, final pavement section, etc.) within the functional area of the Tank
Farm/Mindbody intersection. An ADA-compliant pedestrian connection shall be
provided along this access road to connect the Tank Farm Road sidewalk to the 650
Tank Farm on-site pedestrian system.
62. All on-site parking located along the site access driveway from Tank Farm Road shall
be set back a minimum of 40 feet from Tank Farm Road, measured from the back of
sidewalk.
63. All landscaping, entry signage/monuments or other vertical features exceeding 36
inches in height shall be located clear of applicable sight distance triangles at site access
driveways/intersections per City Engineering Standards.
ATTACHMENT 1Item 2
Packet Page 43Packet Page 43
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 28
64. On-site paths intended for bicycle use shall be designed per City Engineering
Standards.
65. Unless otherwise approved by the Public Works Department, short-term bicycle
parking shall consist of “peak” style racks and be located as close to building entrances
as practicable.
66. Plans submitted for a building permit shall clearly depict the bicycle rack proposed,
location and dimensions of all short and long-term bicycle parking. Sufficient detail
shall be provided about the placement and design of bike racks and bicycle rooms to
demonstrate compliance with relevant Engineering Standards and Community Design
Guidelines, to the satisfaction of the Public Works and Community Development
Directors.
Utilities Department
67. The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained and shall have reasonable
alignments needed for maintenance of public infrastructure along public roads.
68. Due to shallow groundwater in this area, heat fused HDPE sewer lateral(s) shall be
installed per the engineering design standards and connected into the existing sewer
main.
69. If commercial uses in the project include food preparation, provisions for grease
interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s)
shall be provided with the design. These types of facilities shall also provide an area to
wash floor mats, equipment, and trash cans. The wash area shall be drained to the
sanitary sewer, and an environmental compliance permit shall be filed prior to issuance
of occupancy permit.
70. The project’s commercial and residential uses shall be metered separately. All
residential units are to be individually metered with a private meter after the City’s
master public service meter per MC 16.20.020. Privately owned sub-meters may be
provided for residential apartments upon approval of the Utilities Director.
71. Building permit submittal shall clarify size of existing and proposed water services and
water meters for the project.
72. Water service meter(s) shall be adequately sized to serve the project’s proposed units.
Residential units shall be separately metered from the non-residential/commercial
units, and service lines shall not cross parcel boundaries per MC 13.04.120
73. The project shall extend the existing 12” public water main within Tank Farm Road
approximately 200 feet to the western property boundary with 12” pipe.
ATTACHMENT 1Item 2
Packet Page 44Packet Page 44
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 29
74. The project shall install an 8” recycled water main within Tank Farm Road
approximately 575 feet along the southern property line boundary for future connection
to Broad Street.
75. Recycled water or another non-potable water source shall be used for major
construction activities, such as grading and dust control as required under Prohibited
Water Uses; Chapter 17.07.070.C of the City’s Municipal Code. Recycled water is
available through the City’s Construction Water Permit program.
76. Projects having landscape areas greater than 500 square feet shall provide a Maximum
Applied Water Allowance calculation.
77. Projects generating more than two cubic yards of total waste shall comply with AB
1826, and local waste management ordinance to reduce greenhouse gas emissions.
78. Commercial and residential refuse services shall be separate unless a letter of
agreement between the tenants and a Conditional Exception Application from the
City’s Development Standards for Solid Waste Services are provided to the City with
the building permit submittal.
79. The project will be required to provide a plan for the disposal, storage, and collection
of solid waste material for both the residential and commercial components of the
project prior to issuance of building permits. The development of the plan shall be
coordinated with San Luis Garbage Company. The plan must be submitted for approval
by the City's Solid Waste Coordinator.
80. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company
and refuse bins shall be sized to provide a reasonable level of service. Separate refuse
bins shall be accommodated within the site for the three (3) waste streams, trash,
recycling, and organics.
81. Driveways and access routes to all refuse receptacles shall be designed to accommodate
the size and weight of the garbage trucks; a written confirmation from the San Luis
Garbage Company shall be included in the building permit plans for the proposed
project.
Indemnification
82. 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
ATTACHMENT 1Item 2
Packet Page 45Packet Page 45
Planning Commission Resolution No. PC-XXXX-2020
ARCH-0755-2019 (650 Tank Farm Road)
Page 30
applicant of any Indemnified Claim upon being presented with the Indemnified Claim,
and City shall fully cooperate in the defense against an Indemnified Claim.
On motion by __________________, seconded by ________________, and on the following roll
call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this day of October 14, 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
ATTACHMENT 1Item 2
Packet Page 46Packet Page 46
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA10439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16TITLE SHEET650 TANK FARM - MIXED USESITETANK FARM ROADBROAD
S
T
R
E
E
T
PROJECT DIRECTORYOWNER:LANDSTONE COMPANIES, LLCC/O AGERA GROVE INVESTMENTS, LLC401 CHAPALA STREET, SUITE 106SANTA BARBARA, CA 93101ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: DARIN CABRALPHONE: (805)-543-1794EMAIL: DJCABRAL@RRMDESIGN.COMCIVIL ENGINEER:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: NOAH WALTERSPHONE: (805)-543-1794EMAIL: NGWALTERS@RRMDESIGN.COMLANDSCAPE ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: JAKE MINNICKPHONE: (805)-543-1794EMAIL: JRMINNICK@RRMDESIGN.COMPROJECT DESCRIPTIONTHE APPLICANT IS PROPOSING TO DEVELOP A NEW MIXED-USE PROJECT ON THE 12.72-ACRE SITE CONSISTING OF 249 RESIDENTIAL UNITS AND 17,500 SQUARE FEET OF COMMERCIAL SPACE. THE TWO-STORY COMMERCIAL BUILDING (BUILDING H), LOCATED CLOSEST TO TANK FARM ROAD, WILL INCLUDE TWO SEPARATE STRUCTURAL VOLUMES WITH LEASE SPACES SEPARATED BY A LOBBY.THE RESIDENTIAL USES WILL OCCUPY MOST OF THE SITE AND INCLUDE SIX BUILDING TYPES. THE 249 UNITS ARE DISTRIBUTED INTO 60 STUDIO UNITS, 69 ONE-BEDROOM UNITS, 119 TWO-BEDROOM UNITS, AND ONE THREE-BEDROOM UNIT.BUILDING TYPES A, B, C & F ARE ALL MARKET-RATE UNITS. TYPE A INCLUDES ALL TWO-BEDROOM TOWNHOMES WITH FOUR UNITS, EACH WITH TWO-CAR GARAGES (3 TOTAL BUILDINGS). BUILDING TYPE B INCLUDES A TOTAL OF 24 UNITS COMPRISED OF 12 ONE-BEDROOM UNITS AND 12 STUDIO FLATS (FIVE TOTAL BUILDINGS). BUILDING TYPE C INCLUDES ALL TWO-BEDROOM FLATS WITH 21 UNITS TOTAL (THREE TOTAL BUILDINGS). TYPE F INCLUDES ALL TWO-BEDROOM TOWNHOMES WITH SIX UNITS, EACH WITH TWO-CAR GARAGES (6 TOTAL BUILDINGS).BUILDING TYPES D AND E ARE DESIGNED TO SUPPLY HOUSING UNITS TO MEET THE PROJECT’S AFFORDABLE AND INCLUSIONARY HOUSING REQUIREMENTS. BUILDING TYPE D WILL INCLUDE 20 TWO-BEDROOM UNITS AND BE AFFORDABLE TO MODERATE INCOME HOUSEHOLDS. BUILDING TYPE E CONTAINS 19 AFFORDABLE UNITS CONSISTING OF FIVE ONE-BEDROOM UNITS, NINE TWO-BEDROOM UNITS, AND ONE THREE-BEDROOM UNIT. SPECIFIC DETAILS REGARDING THE AFFORDABLE HOUSING PROPOSAL WILL CONTINUE TO BE NEGOTIATED WITH THE CITY THROUGH THE PROJECT REVIEW PROCESS.A KEY FEATURE OF THE PROJECT IS A CONTINUOUS TRAIL ALONG THE WESTERN SIDE OF THE SITE ADJACENT TO ACACIA CREEK. A CLUBHOUSE (BUILDING G) WITH POOL IS PROVIDED NEAR THE MAIN ENTRY TO THE SITE, WHICH IS ACCESSED VIA THE COMMON DRIVEWAY ON THE ADJACENT PROPERTY TO THE EAST FROM TANK FARM ROAD AT THE MIND-BODY STOPLIGHT. OTHER SITE AMENITIES INCLUDE A TOT LOT, COMMUNITY GARDEN, AND SEATING AREAS IN OPEN SPACES.SHEET INDEXA1 TITLE SHEETA2 EXISTING CONDITIONSA3 PROPOSED SITE PLAN A4 BUILDING A - FLOOR/UNIT PLANS - 2-BED TOWNHOMESA5 BUILDING A - ELEVATIONS- 2-BED TOWNHOMESA6 BUILDING B - FLOOR/UNIT PLANS - STUDIOS/1-BEDSA7 BUILDING B - ELEVATIONS - STUDIOS/1-BEDSA8 BUILDING C & D - FLOOR/UNIT PLANS - 2 BED FLATSA9 BUILDING C & D - ELEVATIONS- 2-BED FLATSA10 BUILDING E - FLOOR/UNIT PLANS - INCLUSIONARY A11 BUILDING E - ELEVATIONSA12 BUILDING F - FLOOR/UNIT PLANS - 2 BED TOWNHOMESA13 BUILDING F - ELEVATIONSA14 BUILDING G - CLUBHOUSE FLOOR PLANA15 BUILDING G - CLUBHOUSE ELEVATIONSA16 BUILDING H - COMMERCIAL FLOOR PLAN - GROUND FLOORA17 BUILDING H - COMMERCIAL FLOOR PLAN - SECOND FLOORA18 BUILDING H - COMMERCIAL ELEVATIONSA19 SITE SECTIONSA20 COLOR AND MATERIAL SCHEMESA21 CARPORT & BIKE PARKING DETAILSC22 CIVIL SITE PLANC23 PRELIMINARY GRADING PLANC24 PRELIMINARY STORMWATER PLANL25 LANDSCAPE SITE PLANL26 WATER CALCULATIONS AND SHADE STUDYL27 TREE PLANL28 TRASH ENCLOSUREL29 PROPOSED CIRCULATION PLANE30 SITE LIGHTING PHOTOMETRIC PLANE31 SITE LIGTING PLANPROJECT STATISTICSZONINGC-S ZONINGPARCEL SIZE:12.72 ACRES (554,080 SF)APN:053-421-005ALLOWABLE DENSITY:242.4 (BASED ON 10.1 ACRES)BUILDING TYPE BUILDING AREABUILDINGCOUNTTOTAL AREABUILDING A- TOWNHOMES4,592 SF 3 13,776 SFBUILDING B - STUDIOS & 1-BED19,464 SF 5 97,320 SFBUILDING C - 2-BED FLATS19,950 SF 2 39,900 SFBUILDING D - AFFORDABLE (MODERATE)19,000 SF 1 19,000 SFBUILDING E - INCLUSIONARY15,750 SF 1 15,750 SFBUILDING F - TOWNHOUSE6,888 SF 6 41,328 SFBUILDING G - CLUBHOUSE4,325 SF 1 4,325 SFBUILDING H - COMMERCIAL17,500 SF 1 17,500 SFTOTAL 20 248,899 SFLANDSCAPE AREA(EXCLUDING SETBACK AREAS)93,623 SFLANDSCAPE AREA(IN SETBACKS)58,683 SFTOTAL LANDSCAPING152,306 SFMAX. ALLOWED HEIGHT:35’-0”MAX. PROPOSED HEIGHT:34’-9”OCCUPANCY TYPES & AREA:RESIDENTIAL227,074 SFUNIT TYPE D.U. CALC. DENSITY UNITS(60) STUDIOS .5 30 DU(69) 1-BED .66 46 DU(71) 2-BED FLATS 1 71 DU(48) 2-BED TOWNHOMES 1 48 DU(1) 3-BED 1.5 1.5 DUTOTAL 196.5 DUGENERAL RETAIL17,500 SFVICINITY MAPPARKINGAUTO PARKINGCALCULATIONS(PER MUNICIPAL CODE, SECTION 17.72.040)SPACE COUNTPARKING REQUIRED:RESIDENTIAL60 1 SPACE / STUDIO6060 1 SPACE / 1-BED60110 1.5 SPACES / 2-BED16519 1 SPACE / AFFORDABLE19GUEST1/5 DU46GENERAL RETAIL1 SPACE / 300 SF58TOTAL REQUIRED PARKING: 408PARKING PROVIDED:SURFACE PARKING329GARAGE PARKING2 / TOWNHOME96TOTAL: 425EV READY PARKING:RESIDENTIALTOTAL PARKING REQ’D 350EVCS = 336 X 10%35GENERAL RETAILTOTAL PARKING REQ’D58EVCS = 58 X 10%6TOTAL EVCS REQ’D: 41EV CAPABLE PARKING:RESIDENTIALTOTAL PARKING REQ’D 350EVCS = 336 X 50%175GENERAL RETAILTOTAL PARKING REQ’D58EVCS = 58 X 25%15TOTAL EV CAPABLE REQ’D: 190MOTORCYCLE PARKINGCALCULATIONSPACE COUNTPARKING REQUIRED:PER MUNICIPAL CODE:1/20 AUTO PARKING REQUIRED 20PARKING PROVIDED:20BICYCLE PARKINGRESIDENTIALPARKING REQUIRED:PER SLO MUNICIPAL CODE:2 / UNIT 4601/ AFFORDABLE UNIT 19PROVIDED:IN UNIT BIKE STORAGE 479GUEST:1 / 5 UNITS (230 UNITS) 46PROVIDED:525REFER TO SHEET A19 FOR PROPOSED BIKE PARKING COMMERCIALPARKING REQUIRED:1 / 1,500 SF 12SHORT TERM PROVIDED:75% PER MUNICIPAL CODE: 10LONG TERM PROVIDED:25% PER MUNICIPAL CODE: 3TOTAL PROVIDED:13BUILDING AREA SUMMARYBUILDING A - 2 BED TOWNHOMES2-BED TOWNHOME 4 UNITS (~1,616 SF EACH)GROUND FLOOR 1,531 SFSECOND FLOOR 1,531 SFTHIRD FLOOR 1,530 SFTOTAL 4,592 SFBUILDING B - STUDIOS & 1-BEDSSTUDIO 12 UNITS (~426 SF EACH)1-BEDROOM 12 UNITS (~630 SF EACH)GROUND FLOOR 6,488 SFSECOND FLOOR 6,488 SFTHIRD FLOOR 6,488 SFTOTAL 19,464 SFBUILDING C - 2-BED FLATS2-BEDROOM 21 UNITS (~890 SF EACH)GROUND FLOOR 6,650 SFSECOND FLOOR 6,650 SFTHIRD FLOOR 6,650 SFTOTAL 19,950 SFBUILDING D - 2 - BED FLATS (AFFORDABLE)2-BEDROOM 20 UNITS (~890 SF EACH)GROUND FLOOR 6,650 SFSECOND FLOOR 6,650 SFTHIRD FLOOR 5,700 SFTOTAL 19,000 SFBUILDING E - 1 & 2 - BED FLATS (INCLUSIONARY & AFFORDABLE)1-BEDROOM 9 UNITS (~630 SF EACH)2-BEDROOM 9 UNITS (~890 SF EACH)3-BEDROOM 1 UNIT (~1,210 SF EACH)GROUND FLOOR 5,250 SFSECOND FLOOR 5,250 SFTHIRD FLOOR 5,250 SFTOTAL 15,750 SFBUILDING F - 2 BED TOWNHOMES2-BEDTOWNHOME 6 UNITS (~1,616 SF EACH)GROUND FLOOR 2,296 SFSECOND FLOOR 2,296 SFTHIRD FLOOR 2,296 SFTOTAL 6,888 SFBUILDING G - CLUBHOUSEGROUND FLOOR4,325 SFBUILDING H - COMMERCIAL BUILDINGGROUND FLOOR8,750 SFSECOND FLOOR8,750 SFPROJECT STATISTICSCLUBHOUSE4,325 SFCONSTRUCTION TYPERESIDENTIAL:V-A & V-BCOMMERCIAL & REC BLDG:V-BNOTE: ALL BUILDING EXTERIOIR CONSTRUCTION METHODS AND MAERIALS SHALL COMPLY WITH CBC CH. 7A (WILDLAND URBAN INTERFACE)ATTACHMENT 2Item 2Packet Page 47Packet Page 47
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA20439-02-LP1920 FEBRUARY 20201” = 20’-0” (24X36 SHEET)01020 4002040 801” = 40’-0” (12X18 SHEET)EXISTING CONDITIONSATTACHMENT 2Item 2Packet Page 48Packet Page 48
TYPE1TYPE1TYPE2TYPE1TYPE1TYPE1TYPE1TYPE2TYPE1TYPE1TYPE1TYPE1TYPE1TYPE1650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA30439-02-LP188 SEPTEMBER 20201” = 40’=0” (24X36 SHEET)02040 80PROPOSED SITE PLAN FCBAFAFFAFFCDGABCDEFHBBBBSITE PLAN1" = 40’ (24 X 36 SHEET)1BUILDING A - TOWNHOMESLEGENDBUILDING B - 1 BEDROOM AND STUDIO FLATSBUILDING C - 2 BEDROOM FLATSBUILDING D - AFFORDABLE HOUSINGBUILDING E - INCLUSIONARY & AFFORDABLE HOUSINGBUILDING F - TOWNHOMESGH91011BUILDING G - CLUBHOUSEBUILDING H - COMMERCIAL BUILDINGCOMMERCIAL TRASH ENCLOSURERESIDENTIAL TRASH ENCLOSUREPROJECT MONUMENT SIGN1011TANK FA
R
M
R
O
A
D10109101010101010732 12CLUBHOUSE POOL121314151617PROPERTY LINEPROPOSED RIGHT OF WAYPROPOSED 7’ PUBLIC SIDEWALKTYPICAL DOUBLE LOADED PARKING: 60.1’ BAY WIDTH WITH 8.6’ WIDE STALLS15” FRONT SETBACK18SECONDARY ACCESS “RIGHT IN, RIGHT OUT”19FUTURE EVACUATION/BIKE/PEDESTRIAN CONNECTION TO ADJACENT PROJECTORCUTT CREEK1313131315181616ACACIACREEKACACIACREEK14171420SPECIAL PAVER TREATMENT201921TYPICAL SINGLE LOADED PARKING: 43.3’ BAY WIDTH WITH 8.6’ WIDE STALLS212121222212’ PUBLIC UTILITY EASMENT23243223SHORT TERM COMMERCIAL BIKE PARKING. REFER TO SHEET A2124COMMERCIAL ENTRY PLAZA WITH DINING TABLES FOR EMPLOYEE AND VISITOR USE2325CONCRETE, PEDESTRIAN PATH WITH ACCESS TO DAMON-GARCIA SPORTS FIELDS26EDGE OF RIPARIAN SETBACK. REFER TO CIVIL27TOP OF BANK. REFER TO CIVIL28POTENTIAL CARPORT25262727282828282828282828282827292929TOP OF BANK. REFER TO CIVIL3035’ CREEK SETBACK. REFER TO CIVILE292930303120’ CREEK SETBACK. REFER TO CIVIL31313235’’ RIPARIAN SETBACK. REFER TO CIVIL23SHORT TERM BIKE PARKING.REFER TO SHEET A21 FOR ADDITIONAL INFORMATIONSSRRATYPE1ATTACHMENT 2Item 2Packet Page 49Packet Page 49
4' - 10 1/2"25' - 0"11 7/8"GARAGEENTRYENTRYGARAGEPORCHPORCHPORCHPORCHFIRE RISER ROOMLONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGE25' - 0"??BED 210'-1" x 10'-0"BED 111'-4" x 13'-9"BATH 2HALLWICBATH 1W/DSTORAGELIVINGPDRHALL650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA40439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING A - FLOOR/UNIT PLANS - 2-BED TOWNHOMESGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)3THIRD FLOOR UNIT PLAN1/4" = 1'-0" (24 X 36 SHEET)5SECOND FLOOR UNIT PLAN1/4" = 1'-0" (24 X 36 SHEET)4SECOND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2ATTACHMENT 2Item 2Packet Page 50Packet Page 50
BUILDING A - ELEVATIONS- 2-BED TOWNHOMES650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA50439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16FRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32” = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+35’-0” FFMAX HEIGHT+34’-0” FFPROPOSED HEIGHTATTACHMENT 2Item 2Packet Page 51Packet Page 51
26' - 0 1/2"18' - 0"W/DLONG TERM BIKE STORAGE (VERTICAL)101' - 0"52' - 1"STUDIOSTUDIO1-BED1-BEDSTUDIOSTUDIO1-BED1-BEDFIRE RISER ROOMSTUDIOSTUDIO1-BED1-BEDSTUDIOSTUDIO52' - 1"1-BED1-BED101' - 0"26' - 4"25' - 9 3/4"W/D26' - 0 1/2"LONG TERM BIKE STORAGE650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA60439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING B - FLOOR/UNIT PLANS - STUDIOS/1-BEDSGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1SECOND & THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2TYPICAL 1-BED UNIT PLAN - 672 SF1/4" = 1'-0" (24 X 36 SHEET)2TYPICAL STUDIO UNIT PLAN - 450 SF1/4" = 1'-0" (24 X 36 SHEET)2ATTACHMENT 2Item 2Packet Page 52Packet Page 52
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA70439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING B - ELEVATIONS - STUDIOS/1-BEDSFRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32" = 1'-0" (24 X 36 SHEET)3RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+34’-0” FFPROPOSED HEIGHT+35’-0” FFMAX HEIGHTATTACHMENT 2Item 2Packet Page 53Packet Page 53
BED 112'-0" X 13'-0"BED 210'-0" X 11'-0"BATHBATHKITCHENLIVINGCOVERED PORCHLONG TERM BIKE STORAGE50' - 1"59 SFSTORAGEFOR RENT60 SFSTORAGEFOR RENT60 SFSTORAGEFOR RENT58 SFSTORAGEFOR RENT160' - 7"2-BED2-BED2-BED2-BED2-BEDWATER HEATERCLOSETFIRE RISER ROOM50' - 1"2-BED2-BED2-BED2-BED2-BED2-BED2-BEDSTORAGE STORAGESTORAGE160' - 2 1/4"650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA80439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING C & D - FLOOR/UNIT PLANS - 2 BED FLATSGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1SECOND & THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2TYPICAL 2-BED UNIT PLAN - 950 SF1/4" = 1'-0" (24 X 36 SHEET)3ATTACHMENT 2Item 2Packet Page 54Packet Page 54
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA90439-02-LP188 SEPTEMBER 2020BUILDING C & D - ELEVATIONS- 2-BED FLATSFRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32" = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+35’-0” FFMAX HEIGHT+34’-0” FFPROPOSED HEIGHTATTACHMENT 2Item 2Packet Page 55Packet Page 55
1-BED51' - 1"129' - 6 1/8"2-BED1-BED2-BED 2-BED1-BEDSTORAGEFIRE RISER ROOM51' - 3 3/4"135' - 4 7/8"2-BED2-BED1-BED1-BED2-BED1-BED3-BEDLIVINGKITCHENBEDCLOSETBATHW/DBALCONYLONG TERM BIKE STORAGE -VERTICALKITCHENLIVING BEDMASTERBATHBATHWALK INW/DBALCONYLONG TERM BIKE STORAGE -VERTICAL650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA100439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING E - FLOOR/UNIT PLANS - INCLUSIONARY SECOND & THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2GROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1ONE-BEDROOM UNIT PLAN - 672 SF1/4" = 1'-0" (24 X 36 SHEET)3TWO-BEDROOM UNIT PLAN - 950 SF1/4" = 1'-0" (24 X 36 SHEET)4ATTACHMENT 2Item 2Packet Page 56Packet Page 56
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA110439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING E - ELEVATIONSFRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32" = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+35’-0” FFMAX HEIGHT+34’-0” FFPROPOSED HEIGHTATTACHMENT 2Item 2Packet Page 57Packet Page 57
5' - 4"24' - 6"1' - 9 1/2"GARAGEENTRYENTRYGARAGEPORCHPORCHPORCHFIRE RISER ROOMLONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGELONG TERM BIKE STORAGE154' - 1"27' - 1"GARAGEGARAGEGARAGEGARAGEPORCHPORCHPORCH??26' - 10 7/8"154' - 4"26' - 8 3/4"148' - 10 3/8"BED 210'-1" x 10'-0"BED 111'-4" x 13'-9"BATH 2HALLWICBATH 1W/DLIVINGPDRHALL650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA120439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING F - FLOOR/UNIT PLANS - 2 BED TOWNHOMESGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)3THIRD FLOOR UNIT PLAN1/4" = 1'-0" (24 X 36 SHEET)5SECOND FLOOR UNIT PLAN1/4" = 1'-0" (24 X 36 SHEET)4SECOND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2ATTACHMENT 2Item 2Packet Page 58Packet Page 58
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA130439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING F - ELEVATIONS+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+20’-10” FFTHIRD FLOOR+29’-11” FFT.O.P.+35’-0” FFMAX HEIGHT+34’-0” FFPROPOSED HEIGHTFRONT ELEVATION3/16" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION3/32” = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4ATTACHMENT 2Item 2Packet Page 59Packet Page 59
130 SFELECT11311 SFFIRE RISER11863 SFACC.RESTROOM12962 SFACC.RESTROOM12862 SFACC.RESTROOM12796 SFELECTRICAL020130 SFWOMENS130130 SFMENS131306 SFSTORAGE109361 SFBIKESTORAGE111291 SFLEASINGOFFICE025962 SFASSEMBLY108608 SFGYM124435 SFCENTRALHALL13289 SFWARMINGAREA13412 SFOUTDOORSHOWERS136MAILBOXES650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA140439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING G - CLUBHOUSE FLOOR PLANGROUND FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1ATTACHMENT 2Item 2Packet Page 60Packet Page 60
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA150439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING G - CLUBHOUSE ELEVATIONSFRONT ELEVATION3/16” = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2REAR ELEVATION3/32" = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+14’-2” FFT.O. ROOF+22’-1” FFPROPOSED HEIGHT+35’-0” FFMAX HEIGHTATTACHMENT 2Item 2Packet Page 61Packet Page 61
COMMERCIAL LEASESPACECOMMERCIAL LOBBYCOMMERCIAL LEASESPACEELEVATOR115'-2"48'-0"99' - 3"45' - 2"FIRE RISER ROOM650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA160439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING H - COMMERCIAL FLOOR PLAN - GROUND FLOORGROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1ATTACHMENT 2Item 2Packet Page 62Packet Page 62
COMMERCIAL LEASESPACELOBBYELEVATORCOMMERCIAL LEASESPACE650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA170439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16BUILDING H - COMMERCIAL FLOOR PLAN - SECOND FLOORSECOND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1ATTACHMENT 2Item 2Packet Page 63Packet Page 63
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA180439-02-LP188 SEPTEMBER 2020BUILDING H - COMMERCIAL ELEVATIONSFRONT ELEVATION1/8" = 1'-0" (24 X 36 SHEET)1RIGHT ELEVATION1/16" = 1'-0" (24 X 36 SHEET)2BACK ELEVATION1/16" = 1'-0" (24 X 36 SHEET)3LEFT ELEVATION1/16" = 1'-0" (24 X 36 SHEET)4+0’-0” FFFINISH FLOOR+10’-5” FFSECOND FLOOR+34’-9” FFPROPOSED HEIGHT+35’-0” FFMAX PROPOSEDATTACHMENT 2Item 2Packet Page 64Packet Page 64
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA190439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16SITE SECTIONSATTACHMENT 2Item 2Packet Page 65Packet Page 65
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA200439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16COLOR AND MATERIAL SCHEMESFAABBCGDDEEFGFACIA BOARDPAINTED KELLY MOORE CATHEDRAL STONEPAINTED PLASTERKELLY MOORE OYSTER BAYPAINTED PLASTERKELLY MOORE ANCESTRAL WATERPAINTED PLASTERKELLY MOORE METAL CHIBRICKENDICOTT FACE BRICKDARK IRONSPOTSTONEEL DORADO CLIFFSTONE - WHITEBARKWINDOW TRIMPAINTED KELLY MOORE TITANIUM GRAYCOLOR SCHEME AABCDEFGFACIA BOARD & STONE TRIMPAINTED KELLY MOORE BROWN BEARPAINTED PLASTERKELLY MOORE WHITEST WHITEPAINTED PLASTERKELLY MOORE THUNDER CATPAINTED PLASTERKELLY MOORE FOSSILBRICKPACIFIC CLAY ROCKIES SERIES SALTILLOSTONEEL DORADO CLIFFSTONE - WHITEBARKWINDOW TRIMPAINTED KELLY MOORE PEBBLE BEACHCOLOR SCHEME BCBUILDING B - FRONT ELEVATION (SHOWN IN COLOR SCHEME B)3/16” = 1'-0" (24 X 36 SHEET)1BRICK TRIMPAINTED KELLY MOORE CATHEDRAL STONEBRICK & STONE TRIMPAINTED KELLY MOORE METAL CHIHHHATTACHMENT 2Item 2Packet Page 66Packet Page 66
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEA210439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16CARPORT & BIKE PARKING DETAILS123PROPOSED CARPORTN.T.S.1PHOTOVOLTAIC PANELLEGENDGALVANIZED STEEL CANTILEVER SUPPORT ARMGALVANIZED STEEL TRIM11234GALVANIZED STEEL COLUMN4METALGALVANIZED STEELMATERIALSSOLARPV PANELANGLE OF CARPORT ROOF TO BE DETERMINED BY BAJA CONSTRUCTION TO MAXIMISE SOLAR ORIANTATION.PROPOSED SHORT-TERM BIKE PARKINGN.T.S.2TYPE 1 BIKE RACK: 4-BIKE CAPACITYTYPE 2 BIKE RACK: 6-BIKE CAPACITYPROPOSED LONG-TERM BIKE PARKINGN.T.S.3TYPE 3 BIKE RACK: 2-BIKE CAPACITYTYPE1TYPE2TYPE 1 BIKE RACK (12) 4-BIKE 48 SPACESTYPE 2 BIKE RACK (2) 6-BIKE 12 SPACES60 TOTAL SHORT-TERM BIKE SPACESATTACHMENT 2Item 2Packet Page 67Packet Page 67
PROPOSED 6'CONCRETEPEDESTRIAN PATH650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEC220439-02-LP1920 FEBRUARY 20201” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 80’-0” (12X18 SHEET)CIVIL SITE PLANATTACHMENT 2Item 2Packet Page 68Packet Page 68
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEC230439-02-LP1920 FEBRUARY 2020PRELIMINARY GRADING PLAN1” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 80’-0” (12X18 SHEET)ATTACHMENT 2Item 2Packet Page 69Packet Page 69
650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEC240439-02-LP1920 FEBRUARY 2020PRELIMINARY STORMWATER PLAN1” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 80’-0” (12X18 SHEET)ATTACHMENT 2Item 2Packet Page 70Packet Page 70
TYPE 1 BIKE RACK (2) 5-BIKE 10 SPACESTYPE 2 BIKE RACK (5) 3-BIKE 15 SPACES25 TOTAL BIKE SPACES650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEL250439-02-LP1920 FEBRUARY 20201” = 20’-0” (24X36 SHEET)01020 4002040 801” = 40’-0” (12X18 SHEET)LANDSCAPE SITE PLANPROPOSED CARPORTN.T.S.1ATTACHMENT 2Item 2Packet Page 71Packet Page 71
A WEATHER SENSING, 'SMART CONTROLLER' WILL BE USED TOMONITOR THE IRRIGATION WATER AND MANAGE DAILY WATERCONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACHHYDROZONE.ALL TREE, SHRUB, AND GROUNDCOVER AREAS WILL BE IRRIGATEDON SEPARATE HYDROZONES, SO THAT ONCE ESTABLISHED, WATERCAN BE REGULATED IN A MORE EFFICIENT MANNER.ALL PLANTING WILL RECEIVE DRIP OR BUBBLER IRRIGATION.ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITHVEGETATION.I CERTIFY THAT THIS PLANT PALETTE COUPLED WITH THE IRRIGATIONSYSTEM DESCRIBED ABOVE WILL MEET OR EXCEED THE STATEMODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO).xJAKE MINNICKLANDSCAPE ARCHITECT | CA LICENSE NUMBER #6426IRRIGATION & PLANTING DESIGN CRITERIAAS WILL BE IRRIGATEDE ESTABLISHED, WATERANNER.ER IRRIGATION.ENED WITHWITH THE IRRIGATIONCEED THE STATENANCE(MWELO).26TERUB, AND GROUNDCOVER AREAE HYDROZONES, SO THAT ONCEULATED IN A MORE EFFICIENT MAG WILL RECEIVE DRIP OR BUBBLEGROUNDUTILITIES WILL BE SCREE.AT THIS PLANT PALETTE COUPLEDCRIBED ABOVE WILL MEET OR EXCER EFFICIENT LANDSCAPE ORDINCHITECT| CA LICENSE NUMBER #642ALL TREE, SHRON SEPARATCAN BE REGUALL PLANTINGALLABOVEGVEGETATIONICERTIFY THASYSTEM DESCMODEL WATExxJJAKE MINNICKLANDSCAPE ARWILL BE USED TOAGEDAILYWATERENTS FOR EACHSIGN CRITERIA'SMART CONTROLLER' WTIONWATERANDMANE MINIMUM REQUIREMEPLANTING DESSENSING,EIRRIGATON TO THE.ION & A WEATHER SMONITORTHCONSUMPTIOHYDROZONEIRRIGATMAXIMUM APPLIED WATER ALLOWANCE (MAWA):ESTIMATED TOTAL WATER USE (ETWU):SHADE STUDYEXISTING MATURE EUCALYPTUSSTAND TO REMAIN, TYP.EXISTING MATURE EUCALYPTUSSTAND TO REMAIN, TYP.TANK FARM ROADTANK FARM ROADSUMMER AT 9:00AMSUMMER AT 3:00PMTHIS STUDY ANALYZES THE APPROXIMATESHADE PATTERN CAST DURING THE SUMMERAT 9:00AM AND 3:00PM TO SHOW THEAVERAGE SHADING OF THE PARKING LOTAND DRIVE AISLES. ALL EXISTING ANDPROPOSED CONDITIONS WEREINCORPORATED INTO THIS STUDY FORACCURACY. THE RESULTS SHOW THAT ANAVERAGE OF 50% OF THE PARKING LOTAND DRIVE AISLES WILL BE SHADEDTHROUGHOUT THE DAY.650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEL260439-02-LP188 SEPTEMBER 20201/8” = 1’-0” (24X36 SHEET)048 16WATER CALCULATIONS AND SHADE STUDYATTACHMENT 2Item 2Packet Page 72Packet Page 72
109111223458761141315282927192620-25161718313034-3733323843-4546425853-5491-9352124TANK FARM RDRV STORAGE AREAMOBILE HOME,TYPICALRIPARIAN TREEDRIPLINE, TYPICAL.NOT PART OF THISSCOPETREE 161. LASTTAGGED TREETOP OF BANK,TYPICALEXISTING PALMTREE, TYPICALEXISTING TREE,TYPICALTOP OF BANK,TYPICAL1. ALL EXISTING TREE RELATED INFORMATION PER ARBORISTREPORT BY RRM DESIGN GROUP, DATED 10/08/2019.2. PROPOSED SITE PLAN INCLUDES REPLACEMENT TREEQUANTITIES EXCEEDING A 1:1 MITIGATION RATIO TO THETREES PROPOSED FOR REMOVAL.3. APPROXIMATELY 56% OF THE SPECIMENS INVENTORIEDARE LARGE SHRUBS, BUT HAVE BEEN CLASSIFIED AS TREESBASED ON THE CITY OF SAN LUIS OBISPO'S DEFINITION OFA TREE. SEE /,*867580/8&,'80 (GLOSSY PRIVET)SPECIMENS IN THE EXISTING TREE INVENTORY TABLE.4. ALL TREES LOCATED WITHIN THE PROJECT BIOLOGISTDESIGNATED RIPARIAN AREAS DEFINED IN THEBIOLOGICAL RESOURCE ASSESSMENT BY RINCONCONSULTANTS, DATED FEBRUARY 2018, ARE TO REMAIN.TREES LOCATED IN THE RIPARIAN AREAS ARE LOCATEDOUTSIDE OF THE DEVELOPMENT ENVELOPE FOR THISPROJECT AND HAVE BEEN EXCLUDED FROM THE SCOPEOF WORK.NOTESEXISTING SITE PLAN650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEL270439-02-LP1920 FEBRUARY 20201” = 20’-0” (24X36 SHEET)01020 4002040 801” = 40’-0” (12X18 SHEET)TREE PLANATTACHMENT 2Item 2Packet Page 73Packet Page 73
SIDE ELEVATION - TRASH ENCLOSURENOTES:1. FINISHES OF CMU WALL, WOOD, ROOF, AND HARDWARE TOMATCH CORRESPONDING ARCHITECTURAL FINISHES.2. ENTRANCE TO SIDE ACCESS ENCLOSURE WILL OCCUR ONEITHER SIDE DEPENDING ON SITE LOCATION.FRONT ELEVATION - TRASH ENCLOSURESLIDE BOLT AND SLEEVEDROP BOLT AND SLEEVE6'-0"8'-0"10'-0"PRECAST CONCRETE CAPWOOD POSTCORRUGATEDMETAL ROOFCMU BLOCK WALL4 CU YD BINWOOD POSTCORRUGATEDMETAL ROOFPRECAST CONCRETE CAPCMU BLOCK BSPLIT-FACE BLOCK8x8x16 HALF-SCORE9'-1"6" ALL SIDESSTEEL GATE FRAMEBARREL HINGEWOOD PANELSCMU BLOCK APRECISION BLOCK8x8x16 STANDARD4 CU YD BINORGANICSORGANICS18'-5"10'-7"(2) DOUBLE SWING GATESROOF POST3'-5"PLAN VIEW - TRASH ENCLOSURE (SIDE ACCESS OPTION)CMU WALLROOF OUTLINEGATE POST6'-7"10'-7"(2) DOUBLE SWING GATESROOF POSTCMU WALLROOF OUTLINEGATE POST5'-4"6'-7"4 CU YD BIN4 CU YD BINPLAN VIEW - TRASH ENCLOSURE (REAR ACCESS OPTION)8'-0"650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEL280439-02-LP188 SEPTEMBER 20201/2” = 1’-0” (24X36 SHEET)012 4TRASH ENCLOSUREATTACHMENT 2Item 2Packet Page 74Packet Page 74
Digital WestTank Far
m
R
o
a
dExistingEasementConnection to Damon-GarciaSports FieldsSesloc670 Tank FarmNeighboring DevelopmentBroad StreetMindBodyPEDESTRIAN AND BIKE CIRCULATIONPEDESTRIAN CIRCULATIONPROPOSED ROAD650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEL290439-02-LP188 SEPTEMBER 2020PROPOSED CIRCULATION PLANATTACHMENT 2Item 2Packet Page 75Packet Page 75
XXXXRW RW
RW
RW
RW
RW
RW
RW
RW
RW
S3AS3AS3AS3AS3BS3BS3BS3AS3AS3AS3S3AS3AS3AS3S3BS3BS3BS2S2S2S3AS2S2S3BS3BS3AS3BS4S4S4S4S4S5S5S5S5S5S5S5S5S6S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S5S5S5S5S5S5S5S5S5S6S6S5S6S6S6S6S5S5S5S6S6S5S5S5S5S5S5S1S6S1S5S1S1S1S1S1S1S1S1S6S6S6S6S6S1S1S6S6S6S6S6S6S6S6S6S6S6S6S6S6@16'@16'@16'@16'@16'@16'@16'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@8'@8'COMMERCIALBUILDING (UNDERSEPARATE PERMIT)CLUBHOUSE(UNDERSEPARATEPERMIT)BUILDING B224 UNITSBUILDING B324 UNITSBUILDING B124 UNITSBUILDING B524 UNITSBUILDING B424 UNITSBUILDING A14 UNITSBUILDING A24 UNITSBUILDING A34 UNITSBUILDING A44 UNITSBUILDING A54 UNITSBUILDING A124 UNITSBUILDING A114 UNITSBUILDING A104 UNITSBUILDING A74 UNITSBUILDING A84 UNITSBUILDING A94 UNITSBUILDING A64 UNITSTANK F
A
R
M
R
O
A
DBUILDING E19 UNITSBUILDING C121 UNITSBUILDING D20 UNITSBUILDING C221 UNITSS6S6S6S6S6S6S1S1S1S1S6S4S6S3B@16'S1S1S1S1S1S1S6 S6S5@8'S3A@16'S6S2@16'S2@16'@16'S2@16'@16'@16'S2@16'S3B@16'S3B@16'S5@8'S3A@16'@16'@16'S3A@16'S3A@16'LEGENDLED PARKING POLE LIGHTLED BOLLARDLED POST TOPLED WALL LIGHT650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEE300439-02-LP188 SEPTEMBER 20201” = 50’ (24X36 SHEET)0 25 50 100SITE LIGHTING PHOTOMETRIC PLANATTACHMENT 2Item 2Packet Page 76Packet Page 76
XXXXRW RW
RW
RW
RW
RW
RW
RW
RW
RW
S3AS3AS3AS3AS3BS3BS3BS3AS3AS3AS3S3AS3AS3AS3S3BS3BS3BS2S2S2S3AS2S2S3BS3BS3AS3BS4S4S4S4S4S5S5S5S5S5S5S5S5S6S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S1S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S6S5S5S5S5S5S5S5S5S5S6S6S5S6S6S6S6S5S5S5S6S6S5S5S5S5S5S5S1S6S1S5S1S1S1S1S1S1S1S1S6S6S6S6S6S1S1S6S6S6S6S6S6S6S6S6S6S6S6S6S6@16'@16'@16'@16'@16'@16'@16'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@8'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@16'@8'@8'COMMERCIALBUILDING (UNDERSEPARATE PERMIT)CLUBHOUSE(UNDERSEPARATEPERMIT)BUILDING B224 UNITSBUILDING B324 UNITSBUILDING B124 UNITSBUILDING B524 UNITSBUILDING B424 UNITSBUILDING A14 UNITSBUILDING A24 UNITSBUILDING A34 UNITSBUILDING A44 UNITSBUILDING A54 UNITSBUILDING A124 UNITSBUILDING A114 UNITSBUILDING A104 UNITSBUILDING A74 UNITSBUILDING A84 UNITSBUILDING A94 UNITSBUILDING A64 UNITSTANK F
A
R
M
R
O
A
DBUILDING E19 UNITSBUILDING C121 UNITSBUILDING D20 UNITSBUILDING C221 UNITSS6S6S6S6S6S6S1S1S1S1S6S4S6S3B@16'S1S1S1S1S1S1S6S6S5@8'S3A@16'S6S2@16'S2@16'@16'S2@16'@16'@16'S2@16'S3B@16'S3B@16'S5@8'S3A@16'@16'@16'S3A@16'S3A@16'LIGHTING SITE PLANSCALE: 1" = 50'-0"E0-1031LEGENDLIGHTING BRANCH CIRCUITGENERAL SITE PLAN NOTESA. TRENCHING AND BACKFILLING FOR ALL CONDUIT SYSTEMS SHALL BE THERESPONSIBILITY OF THE ELECTRICAL CONTRACTOR. ALL CONDUITSSHALL HAVE MINIMUM COVER REQUIREMENTS AS SPECIFIED IN CEC 300-5.MORE STRINGENT DEPTH REQUIREMENTS MAY BE IMPOSED BY UTILITYCOMPANY AND / OR THIS SPECIFICATION. JOINT TRENCHING MAY BEUTILIZED WHERE PRACTICABLE AND WERE PERMITTED BY THISSPECIFICATION.B. LOCATIONS OF EXISTING UNDERGROUND (UG) UTILITY SYSTEMS SHALL BEDETERMINED BY CALLING UNDERGROUND SERVICE ALERT (USA). WHENPLANNING UNDERGROUND WORK, AND BEFORE YOU DIG, CONTACTUNDERGROUND SERVICE ALERT (USA) AT LEAST 48 HOURS PRIOR TOEXCAVATION (WEEKENDS EXCLUDED) FOR THE LOCATION OFUNDERGROUND GAS AND ELECTRIC LINES OR EQUIPMENT.C. MAINTAIN REQUIRED CLEARANCES FROM ALL SANITARY SEWER, WATERAND STORM DRAIN PIPING. REFER TO CIVIL PLANS FOR EXACTLOCATIONS AND DEPTHS OF PIPING.D. LIGHTING CONTROL WILL HAVE AUTOMATIC SCHEDULING CONTROLS PER2019 BUILDING ENERGY EFFIECIENCY STANDARDS SECTION 130.2 TOMEET THE FOLLOWING:1. AUTOMATIC SCHEDULING CONTROLS SHALL BE CAPABLE TOREDUCING THE OUTDOOR LIGHTING POWER BY AT LEAST 50PERCENT AND NOT MORE THAN 90 PERCENT, AND SEPARATELYCAPABLE OF TURNING THE LIGHT OFF, DURING SCHEDULE PERIODS.2. AUTOMATIC SCHEDULING CONTROLS SHALL ALLOW SCHEDULING OFA MINIMUM OF TWO NIGHTTIME PERIODS WITH INDEPENDENTLIGHTING LEVELS, AND MAY INCLUDE AN OVERRIDE FUNTION THATTURNS LIGHTING ON DURING ITS SCHEDULE DIM OR OFF STATE FORNO MORE THAN TWO HOURS WHEN AN OVERRIDE IS INITIATED.LED PARKING POLE LIGHTLED BOLLARDLED POST TOPLIGHTING FIXTURE SCHEDULETYPE ILLUSTRATIONMANUFACTURERCATALOG NO.VOLTAGEMAXVALAMPING MOUNTING DESCRIPTIONS1LITHONIA WDGE1 LED P2 30K80CRI VFMVOLT 15LED3000KWALLWALL LIGHTVISUAL COMFORT FORWARDOPTICS2LUMINIS MA21 L1W30R1 R3 MVOLT 38.3LED3000KPOLE, 6"CONCRETEBASE16' OVERALL POST TOP LIGHT,WITH 15'-6" POLETYPE 3 DISTRIBUTIONS3ALUMINISMA10 L1W30R1 R4BLCMVOLT38.3 LED3000KPOLE, 24"CONCRETEBASE16' OVERALL POLE LIGHT WITH14' POLE TYPE 4 DISTRIBUTIONS3BLUMINISMA10 L2W30R1 R4BLC -MSDMVOLT75 LED3000KPOLE, 24"CONCRETEBASE16' OVERALL POLE LIGHT WITH14' POLE TYPE 4 DISTRIBUTIONWITH BACK LIGHT CONTROL,"BLC" AND MOTION SENSORS4LUMINSMA10 L1W30R1 R2BLCMVOLT34 LED3000KPOLE, 24"CONCRETEBASE16' OVERALL POLE LIGHT WITH14' POLE TYPE 2 DISTRIBUTIONWITH BACK LIGHT CONTROL,"BLC"S5LUMINIS EC800 L1W18 R3 MVOLT22.2 LED3000KPOLE, 6"CONCRETEBASE8' OVERALL POST TOP WITH7'-6" POLE, TYPE 3DISTRIBUTIONS6LUMINISMA30 L1W12 R2MVOLT12.5 LED3000KCONCRETEBASELED BOLLARDA. ILLUSTRATIONS AND/OR DIMENSIONS AREAPPROXIMATIONS ONLY INTENDED TO REPRESENT BASICFIXTURE TYPE; DO NOT USE AS EXACT INFORMATIONSOURCE. REFER TO MANUFACTURER CUT SHEETS.B. EXACT LOCATIONS: BEFORE CONSTRUCTION, VERIFYWITH ARCHITECT EXACT LOCATIONS AND MOUNTINGHEIGHTS OF ALL LIGHT FIXTURES. SEE ARCHITECTURALREFLECTED CEILING PLANS AND ELEVATIONS ASAPPLICABLE.C. FIXTURE BRANCH CIRCUIT THROUGH-WIRING: VERIFYAND COMPLY WITH FIXTURE MANUFACTURERRESTRICTIONS AS DETERMINED BY UL. & NEC.D. FINAL PLACEMENT AND AIMING OF EXTERIORADJUSTABLE FLOOD OR SPOT FIXTURES SHALL BEDETERMINED AFTER DARK WITH OWNER OR ARCHITECTPRESENT. PREARRANGE TIME AND PROVIDETEMPORARY POWER AS REQUIRED.E. PROVIDE IN-GRADE UPLIGHTS WITH SURROUNDINGSLEEVE AND CRUSHED ROCK FOR PROPER WATERDRAINAGE AS RECOMMENDED BY MANUFACTURER.FIXTURES SHALL BE SEALED (HOT) PERMANUFACTURER'S REQUIREMENTS TO MINIMIZECONDENSATE IN FIXTURE.LIGHTING FIXTURESCHEDULE NOTESLED WALL LIGHTNOTE:FOR CLARIFICATION, SOME REQUIREDHOME RUNS HAVE NOT BEEN SHOWN.FIXTURE TYPELIGHTING PLAN / CIRCUITING LEGEND HP2A-1PANEL DESIGNATION- PROVIDE ALL BRANCH CIRCUIT WIRING FROM FIXTURES TO PANELS ASDESCRIBED BY CIRCUIT NUMBERS SHOWN.- PROVIDE ALL WIRING BETWEEN FIXTURES AND CONTROL DEVICES ASDESCRIBED IN REFERENCE NOTES AND/OR SHOWN BY SWITCHLEGDESIGNATIONS.- CONDUITS SHALL BE MINIMUM 3/4"C., MAX OF (3) BRANCH CIRCUITS PERCONDUIT. REFER TO PANEL SCHEDULES FOR WIRE SIZE- EXTEND 0-10V DIMMING FOR ALL EXTERIOR/SITE LIGHTING FIXTURES.CIRCUIT NUMBERS4650 TANK FARM MIXED-USEPLANNING COMMISION PACKAGEE310439-02-LP188 SEPTEMBER 20201” = 50’ (24X36 SHEET)0 25 50 100SITE LIGTING PLANATTACHMENT 2Item 2Packet Page 77Packet Page 77
TREE COMMITTEE
Minutes
CALL TO ORDER
l\fonday,Augustl0,2020
Special l\feeting of the Tree Committee
A Special Meeting of the San Luis Obispo Tree Committee was called to order on Monday, August
10, 2020 at 5:30 p.m. via teleconference by Chair Alan Bate.
ROLL CALL
Present: Committee Members Scott Loosley, Elizabeth Lucas, Allen Root (5:35pm),
Vice Chair Jane Worthy, Chair Alan Bate
Absent: Committee Members Sean O'Brien and Rodney Thurman
Staff: Ron Combs, City Arborist; Kyle Bell, Associate Planner; Rachel Cohen,
Associate Planner; and Megan Wilbanks, Deputy City Clerk
APPROVAL OF MINUTES
1.Consideration of the Tree Committee Meeting Minutes of May 20, 2020.
ACTION: UPON MOTION OF COMMITTEE MEMBER LOOSLEY, SECONDED BY
COMMITTEE MEMBER LUCAS CARRIED 4-0-3 (Committee Members O'Brien, Root,
and Thurman absent) the Tree Committee approved the Minutes of May 20, 2020.
BUSINESS ITEMS
2.New Business:
a.Review of four tree removals and replanting plan of 12 trees as part of a mixed-use project
located at 1144 Chorro Street consisting of approximately 30,000 square feet of
commercial/office space and 50 residential dwelling units, within the Downtown Historic
District.
Associate Planner, Kyle Bell, provided a presentation and responded to Committee
mqumes.
Applicant representative, Mark Rawson with Copeland Properties, provided a presentation
and responded to Committee inquiries.
Minutes -Tree Committee Special Meeting of August 10, 2020 Page 1
ATTACHMENT 3Item 2
Packet Page 78Packet Page 78
Public Comment:
None
End ofPublic Comment--
ACTION: UPON MOTION OF COMMITTEE MEMBER LOOSLEY, SECONDED BY
COMMITTEE MEMBER ROOT CARRIED 5-0-2 (Committee Members O'Brien and
Thurman absent) to recommend that the City Council approve the requested tree removal
with the following recommendations:
Use large deciduous trees along the street.
Allow forlarger cutouts in the sidewalk to accommodate both the existing and new trees.•
The contractor should utilize engineered structural soil.
The recommended size of the trees along the street is a 36-inch box.
The applicant should consider planting a variety other than jacaranda along Marsh.
Street and consider using a deciduous tree like Red Oak or Ginko Biloba.
Develop a Tree Protection Plan with the City Arborist.
Irrigation should be available for existing trees during construction and set up for the
new trees.
Balcony trees should not be considered part of the 1: 1 ratio forreplacing removed trees
along the street.
b.Review of a proposed tree removal of 206 onsite trees and replanting plan of 314 trees as
part of a mixed-use project located at 650 Tank Farm Road that includes 249 residential
units and 17,500 square feet of commercial space.
Associate Planner, Rachel Cohen, provided a presentation and responded to Committee
mqumes.
Applicant representative, Jake Minnick with RRM Design Group, provided a presentation
and responded to Committee inquiries.
Public Comment:
None
End ofPublic Comment--
ACTION: UPON MOTION OF COMMITTEE MEMBER LOOSLEY, SECONDED BY
COMMITTEE MEMBER LUCAS CARRIED 4-1-0 (Chair Bate recused due to a conflict
of interest) to recommend that the Planning Commission approve the requested tree
removal with the following recommendations:
Replacement trees should be placed in a minimum of24-inch box with focal point trees
planted in 36-inch boxes
Any Olive varieties planted on the site should be Swan Hill fruitless olive
Minutes -Tree Committee Special Meeting of August 10, 2020 Page 2
ATTACHMENT 3Item 2
Packet Page 79Packet Page 79
Trees on the boundary that can be retained should be reassessed at the time of
demolition. Consider retaining the mature trees along the boundary of the Damon
Garcia Soccer Field and the eastern edge of the Lazy Acres RV storage area
3.Old Business: 150 Chorro St. (Black walnut tree)
City Arborist Combs provided a presentation and responded to Committee inquiries.
COMMENT & DISCUSSION
4.Arborists Report:
a.Urban Forest Services staffing update
Steve Williams transferred to the Street Department. Mike Johnson is also planning to
leave the department. Due to COVID-19, it has been extremely difficult tobackfill those
positions. City Arborist Combs is considering retirement in December 2020.
b.San Luis Obispo Commemorative Grove update
Currently not accepting any more applications.
c.Tree Removal application fee changed to $157 .17 to reflect the Consumer Price Index
mcrease.
ADJOURNMENT
The meeting was adjourned at 7:08 p.m. The next Special Meeting of the Tree Committee is
scheduled for Tuesday, August 25, 2020 at 5:30 p.m. via teleconference.
APPROVED BY THE TREE COMMITTEE: 08/25/2020
Minutes -Tree Committee Special Meeting of August 10, 2020 Page 3
ATTACHMENT 3Item 2
Packet Page 80Packet Page 80
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, August 17, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
August 17, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Michael DeMartini, Micah Smith, Vice Chair Christie Withers and
Chair Allen Root
Absent: Commissioners Richard Beller and Mandi Pickens
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meeting of August 3, 2020.
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
SMITH CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to approve the minutes
of the Architectural Review Commission meeting of August 3, 2020.
ATTACHMENT 4Item 2
Packet Page 81Packet Page 81
Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 2
PUBLIC HEARINGS
2.Project address: 650 Tank Farm Road; Case #: ARCH-0755-2019; Zone: C-S-SP; Agera
Grove Investments, LLC, owner/applicant. Review of a mixed-use development that
includes a 17,500 square foot, two-story commercial structure, 249 residential units that are
housed within 18, three-story structures, and a 4,325 square-feet single story clubhouse with a
creek setback exception request to allow a third-floor creek setback of 0 feet where 10 feet is
normally required. The project is consistent with a Mitigated Negative Declaration of
Environmental Review, adopted on February 5, 2019.
Contract Planner Brandi Cummings presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Pam Ricci and Scott Martin with RRM Design Group, responded to
Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY VICE CHAIR WITHERS, SECOND BY COMMISSIONER
DEMARTINI CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend
that the Planning Commission approve the project with the following recommendations:
Vary the backside elevations of Townhome Buildings A and F (the side where garages
interface with the drive aisle) to address articulation and massing.
Suggestions include: adjusting tonality and brickwork, providing contrast, providing
materiality, applying a mix of techniques and aesthetic details, and demonstrating a higher
level of attention to provide four-sided architecture.
3.Project address: 600 Tank Farm Road; Case #: ARCH-0216- 2020; Zone: BP-SP;
Covelop Holdings, LLC, applicant. Conceptual review of a mixed-use project consisting of
280 residential units and 15,000 square feet of commercial space, the project also includes an
amendment to the Airport Area Specific Plan to rezone the property from Business Park (BP -
SP) to Commercial Services (C-S-SP), and an associated and a General Plan Map Amendment.
The project will include preparation of an Environmental Impact Report.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Scott Martin with RRM Design Group and Damien Mavis with
Covelop, responded to Commissioner inquiries.
ATTACHMENT 4Item 2
Packet Page 82Packet Page 82
Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 3
Public Comments:
None
End of Public Comment--
ACTION: BY CONSENSUS (COMMISSIONERS BELLER AND PICKENS ABSENT)
THE COMMISSION PROVIDED THE FOLLOWING RECOMMENDATIONS TO THE
APPLICANT:
Incorporate more open space between the parking area and the commercial building
creating a plaza for patrons of the commercial businesses.
Incorporate more recessed windows to add articulation.
Identify fencing along Acacia Creek, promote Acacia Creek to be accessible to residents
as open space.
Consider ways to engage the street along the commercial building to encourage exterior
space along Tank Farm.
Consider adding small patios that relate to the retail use.
The residential and retail buildings would benefit from a common color pallet or more
compatible architectural styles.
Incorporate a serpentine pattern to the drive aisles on the site plan.
Create an interfacing element between the wood siding and the shed roof on the residential
units.
Incorporate a pronounced rafter tail (similar to the SESLOC building) on the edges of the
buildings to tie the commercial space with the residential.
4.Project Address: 830 Orcutt Road; Case #: ARCH-0764-2019, AFFH-0210-2020, USE-
0209-2020; Zone: Commercial Services (C-S) zone; 830 Orcutt, LLC, owner/applicant.
Continued review of a mixed-use project consisting of 15 residential units and 1,500 square
feet of commercial space within the Commercial Services (C-S) zone. The project includes a
density bonus of 20% including a request for an alternative incentive to relax development
standards for the creek setback requirement to allow a two foot setback, where 20 feet is
normally required, a request to allow residential uses on the ground floor within the first 50
feet of the structure along the street frontage, and a request for a 10 percent parking reduction.
Project is categorically exempt from environmental review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Bryan Ridley with Bracket Architecture, responded to Commissioner
inquiries.
Public Comments:
Karla Hodgson
End of Public Comment--
ATTACHMENT 4Item 2
Packet Page 83Packet Page 83
Minutes – Architectural Review Commission Meeting of August 17, 2020 Page 4
ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE CHAIR
WITHERS CARRIED 4-0-2 (Commissioners Beller and Pickens absent), to recommend that
the Planning Commission approve the project with the following recommendations to the
applicant:
Consider improving the rhythm of the siding over the drive aisle by changing the material
pattern to A-B-A-B (wood versus Indigo) rather than A-B-B-B.
Considering incorporating planters to create a vehicle buffer around the garages and to
introduce vertical landscaping to soften the architecture along the drive aisle.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 7:35 p.m. The next rescheduled Regular Meeting of the
Architectural Review Commission is scheduled for Monday, September 14, 2020 at 5:00 p.m. via
teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 09/14/2020
ATTACHMENT 4Item 2
Packet Page 84Packet Page 84
City ofSan LuisObispo, Council Agenda, City Hall, 990 Palm Street, San Luis
Obispo
Minutes
Planning Commission
Regular Meeting
Wednesday, December 12, 2018
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, December 12, 2018 at 6:00 p.m. in the Council Chamber, located at 990 Palm
Street, San Luis Obispo, California, by Chair Fowler.
ROLL CALL
Present: Commissioners Hemalata Dandekar, Robert Jorgensen, John McKenzie,
Nicholas Quincey, Michael Wulkan, Vice-Chair Charles Stevenson, and Chair
John Fowler.
Absent: None.
Staff: Community Development Deputy Xzandrea Fowler, Assistant City Attorney
Jon Ansolabehere, Associate Planner Rachel Cohen, Associate Planner Kyle
Bell, Recording Secretary Summer Aburashed.
Pledge of Allegiance
Chair Fowler led the Pledge of Allegiance.
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
Carol Myser
End of Public Comment---
1. CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY COMMISSIONER DANDEKAR, SECOND BY
COMMISSIONER MCKENZIE, CARRIED 6-0-0-1 (COMMISSIONER JORGENSEN
ABSTAINING) to approve the minutes of October 10, 2018, as presented.
ACTION: MOTION BY VICE-CHAIR STEVENSON, SECOND BY
COMMISSIONER WULKAN, CARRIED 7-0-0 to approve the minutes of October 24,
2018, as presented.
ATTACHMENT 5Item 2
Packet Page 85Packet Page 85
Planning Commission Meeting Minutes
December 12, 2018
Page 2 of 5
PUBLIC HEARINGS
2. Review of General Plan Amendment, amendment to the Airport Area Specific Plan
AASP), Rezone, a Mobile Home park Conversion, and a Conditional Use Permit to
allow for a mixed-use project and a 30% mixed-use parking reduction located at 650
Tank Farm Road that includes 249 residential units and 17,500 square feet of
commercial space. Case #s: GENP-1065-2017, SPEC 0398-2017, EID 1066- 2017, USE
1067- 2017; BP-SP, C/OS-SP and R-2-SP Zones; Agera Grove Investments, LLC,
applicant
Associate Planner Rachel Cohen and Contract Project Planner Rob Mullane presented the
staff report and responded to Commission inquiries.
Applicant Representatives Pam Ricci and Eric Justesen, and the Applicant Matt Wade
provided an overview of the project and responded to Commission inquiries.
Chair Fowler opened the public hearing.
Public Comments
Donna Lewis
Steve Delmartini
Steve Hopkins
Audrey Bigelow
James Lopes
Sandra Rowley
Matt Wade (Applicant)
Chair Fowler closed the public hearing
ACTION: MOTION BY COMMISSIONER MCKENZIE, SECOND BY
COMMISSIONER WULKAN, CARRIED 7-0-0 to adopt Resolution No. PC1017-2018
entitled:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS
OBISPO RECOMMENDING THE CITY COUNCIL ADOPT THE GENERAL PLAN
AMENDMENT, SPECIFIC PLAN AMENDMENT AND REZONE, AND MOBILE
HOME PARK CONVERSION INCLUDING A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL REVIEW AS REPRESENTED IN THE
PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS DATED
DECEMBER 12, 2018 (650 TANK FARM ROAD; EID-1066-2017, SPEC-0398-2017, &
GENP-1065-2017),” with conditions as modified, and the following direction provided:
ATTACHMENT 5Item 2
Packet Page 86Packet Page 86
Planning Commission Meeting Minutes
December 12, 2018
Page 3 of 5
1. Confirm access points and how circulation will work. Main access easement from the
project site across Orcutt Creek to the adjacent property to the east will need to be
verified prior to issuance of building permit.
2. Include a bicycle/pedestrian connection across Acacia Creek (via the existing bridge to
the Digital West site).
3. Provide a bicycle/pedestrian connection to the existing Damon Garcia Sports Field
pedestrian paths.
4. Provide a pedestrian friendly site plan that includes walkways outside the drive aisles,
along the creek corridors, and to adjacent uses/properties.
5. Consider where outdoor residential activities are located and how the noise is buffered
and consistent with City standards.
6. Balconies and decks of residential units near Tank Farm Road should be located on the
interior side of the building to reduce noise exposure.
7. Decks/balconies should be a minimum of six feet in depth for usability.
8. Consider providing more separation between the commercial / mixed-use buildings and
the nearest residential buildings.
9. Consider where commercial related activities (e.g. deliveries, customer visitations, etc.)
are located in relationship with the residential units on the site.
10. Use appropriate native and riparian plant species within the creek corridors
11. Provide an overall site landscape plan that does not include invasive species.
12. Incorporate more common spaces for interaction and play into the site design. This would
include outdoor spaces, including “tot lots,” as well as indoor common spaces within the
mixed-use buildings.
13. Airport Area Specific Plan be amended to require that residential be a dominate
component of a mixed use development on this site.
ACTION: MOTION BY VICE-CHAIR STEVENSON, SECOND BY COMMISSIONER
MCKENZIE, CARRIED 7-0-0 to recommend that the City Council direct the applicant to
concurrently process the requested Use Permit when they apply for Design Review.
RECESS:
The Commission recessed at 8:17 p.m. and reconvened at 8:30 p.m. with all Commissioners
present.
3. Request to establish a high occupancy residential use to provide for seven occupants
where normally limited to five at 1267 Fredericks Street. Case #: USE 1859- 2018, R-2
Zone; SLOCA LLC % Sanjay Ganpule, applicant
ATTACHMENT 5Item 2
Packet Page 87Packet Page 87
Planning Commission Meeting Minutes
December 12, 2018
Page 4 of 5
Associate Planner Kyle Bell presented the staff report and responded to Commission
inquiries.
Applicant Representative, Pamela Jardini provided an overview of the project and responded
to Commission inquiries.
Chair Fowler opened the public hearing.
Public Comments
Steven Walker
Kathie Walker
Sandra Rowley
Chair Fowler closed the public hearing
ACTION: MOTION BY COMMISSIONER MCKENZIE SECOND BY
COMMISSIONER WULKAN, CARRIED 4-0-3 (COMMISSIONER DANDEKAR, VICE-
CHAIR STEVENSON, & CHAIR FOWLER VOTING NO) to adopt Resolution No.
PC1018-2018 entitled:
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A HIGH OCCUPANCY RESIDENTIAL USE TO PROVIDE FOR SEVEN
OCCUPANTS WHERE NORMALLY LIMITED TO FIVE. THE PROJECT IS
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW AS
REPRESENTED IN THE PLANNING COMMISSION AGENDA REPORT AND
ATTACHMENTS DATED DECEMBER 12, 2018 ( 1267 FREDERICKS STREET, USE-
1859- 2018)”, as presented with the following conditions.
Remove Finding No. 1 and replace with text above “As conditioned, the use will not
adversely affect the health, safety or welfare of persons living at the site or in the vicinity
because the site is of sufficient size to support the High-Occupancy Residential Use and the
proposed use complies with performance standards of the City’s Zoning Regulations.”
Modify SECTION 3 to reference the correct application and application number USE-1859-
2018.
Modify Condition No. 2 to reinstate the annual review.
Add following language to Condition No. 4, “Prior to occupancy by more than five persons
the existing driveway shall be improved with an all-weather surface, and four all-weather
parking spaces shall be provided with alley access per the attached project plans”
COMMENT AND DISCUSSION
ATTACHMENT 5Item 2
Packet Page 88Packet Page 88
Planning Commission Meeting Minutes
December 12, 2018
Page 5 of 5
4. Staff Updates & Agenda Forecast – Deputy Community Development Xzandrea Fowler
provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 10:35 p.m. The Regular Meeting of the Planning Commission
for Wednesday, December 26, 2018 has been cancelled. The next Regular Planning
Commission meeting is scheduled for Wednesday, January 9, 2019, at 6:00 p.m., in the
Council Chamber, 990 Palm Street, San Luis Obispo, California.
APPROVED BY THE PLANNING COMMISSION: XX/XX/2019
ATTACHMENT 5Item 2
Packet Page 89Packet Page 89
Airport Area Specific Plan
Chapter 5 – Community Design
Goal 5.10 Scale and Massing
Buildings should be designed and articulated to give human scale, create
pedestrian areas that are protected from the elements, and provide
visual interest.
Goal 5.11 Building Heights
Projects in the AASP should be designed with an overall development
profile that contributes to the unity and harmony of the planning area
when viewed as a whole, but also has enough variety to contribute visual
interest and avoid monotony.
Goal 5.12 Architectural Façade
and Treatment
Architectural detailing that gives buildings human scale, visual interest
and distinctiveness through the use of high-quality finishes and materials
that are harmoniously combined to unify individual buildings and to
ensure a consistent level of design quality.
Goal 5.14 Materials and Colors
The AASP aims to achieve a unified identity through use of a harmonious,
but varied, palette of materials and colors that is coordinated with
landscape elements and signage.
Goal 5.19 Lighting
Lighting levels should be low and should reflect the transition of urban
to rural. The AASP recommends that light standards be less than 12 feet
in height.
Community Design Guidelines
Chapter 2 – General Design Principles
§2.1 - Site Design
The project site is located on a parcel zoned C-S-SP and C/OS-SP, with
recreational uses to the north, commercial uses to the east and south,
and gravel parking area to the west. The CDG state that each project
should be designed with careful consideration of site character and
constraints and minimize changes to natural features.
§2.1.C – Building Design
The CDG state that the building designs should exhibit proportion,
continuity, harmony, simplicity, rhythm, and balance; present well-
articulated building elevations relieved by shadow or texture interest;
demonstrate attention to detailing and articulation to visually reduce
apparent mass; and employ materials appropriately for durability and
authenticity. The CDG states that “elevations which do not directly face
a street should not be ignored or receive only minimal architectural
treatment”.
Chapter 3.1 – Commercial Project Design Guidelines
§3.1.A.2 Overall Design
Objectives
The CDG identifies that the design of commercial projects should avoid
“boxy” structures with large, flat wall planes by articulating building
forms and elevations to create interesting roof lines, building shapes,
and patterns of shade and shadow.
§3.1.B.2 Neighborhood
Compatibility
The CDG notes that new development should maintain its own identity
and be complementary to its surroundings. A new building can be unique
and interesting and still show compatibility with the architectural styles
and scale of other buildings in the vicinity.
ATTACHMENT 6
Design Standards
Item 2
Packet Page 90Packet Page 90
Chapter 5 – Residential Project Design
§ 5.2 Subdivision Design and
General Residential Project
Principals
The CDG provides guidelines for new residential subdivisions to address
how residential subdivisions should relate to their surroundings. New
residential projects should be of a walkable scale and be pedestrian and
cyclist oriented.
§ 5.4 Multi-Family and Clustered
Housing Design
The CDG notes that if not properly designed, parking can dominate a
multi-family site, and open space may only be provided as “left over”
areas, unrelated to other project features, that are not usable for
outdoor activities, and expose residents to uncomfortable noise levels.
The guidelines in this Chapter call for privacy of adjacent residential
units, safe and convenient bicycle parking for each unit, landscaped
areas between parking areas and structures, and the use of balconies,
porches, and patios to add human scale to the structures.
ATTACHMENT 6Item 2
Packet Page 91Packet Page 91
R 10980
RESOLUTION NO. 10980 (2019 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING THE GENERAL PLAN
AMENDMENT, AIRPORT AREA SPECIFIC PLAN AMENDMENT, AND
ASSOCIATED MOBILE HOME PARK CONVERSION TO ALLOW FOR
A MIXED-USE PROJECT INCLUDING A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL REVIEW AS REPRESENTED
IN THE CITY COUNCIL AGENDA REPORT AND ATTACHMENTS
DATED FEBRUARY 5, 2019 (650 TANK FARM ROAD; EID-1066-2017,
SPEC-0398-2017, AND GENP-1065-2017)
WHEREAS, the Planning Commission conducted a public hearing in the Council
Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on December 12,
2018, and recommended that the City Council 1) adopt the Initial Study-Mitigated Negative
Declaration; 2) approve the General Plan Amendment, Airport Area Specific Plan Amendments,
and Rezone based on the findings that the project is consistent with the General Plan and Airport
Area Specific Plan, as amended; and 3) approve the associated Mobile Home Park Conversion
Impact Report; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
on February 5, 2019 in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, for the purpose of considering a General Plan Amendment (GENP-1065-2017),
Specific Plan Amendment and Rezone (SPEC-0398-2017) and a Mobile Home Park Conversion
Impact Report for the property located at 650 Tank Farm Road to facilitate a mixed use project;
and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing.
NOW, THEREFORE, BE IT RESOLVED , by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. The City Council does hereby approve the proposed project
GENP-1065-2017 and SPEC-0398-2017) that includes a General Plan Amendment, Specific Plan
Amendment, and a Mobile Home Park Conversion based on the following findings:
ATTACHMENT 7Item 2
Packet Page 92Packet Page 92
Resolution No. 10980 (2019 Series) Page 2
R 10980
General Plan Amendment and Airport Area Specific Plan Amendment Findings:
1. The Airport Area Specific Plan (AASP) as amended is consistent with policy direction
for the area included in the General Plan, and in particular with the following General
Plan policies: Policy LUE Policy 1.5 Jobs/Housing Relationship, because the provides
additional housing opportunities at a location close to major employers and multi-
modal transportation facilities; LUE Policy 2.2.6 and 2.2.7, which promote quality
neighborhoods and infill development, because the project is located within walking
distance to MindBody Headquarters, SESLOC, other nearby employers as well as retail
uses and other services of the Marigold Shopping Center; and Circulation Element
policies 3.1.7 Transit Service Access, 4.1.1 Bicycle Use, and 5.1.2 Sidewalks and
Paths, because SLO Transit Routes 1 and 3 provide service to the project site area and
because the project would provide improvements to bicyclist and pedestrian facilities
in the project area. The AASP as amended is also consistent with all other applicable
General Plan policies, as described and analyzed in Section 5.1 of the December 12,
2018 staff report to the Planning Commission for this project.
2. The General Plan Amendment and AASP Amendments allow the implementation of
the 650 Tank Farm Road Mixed-Use Project by:
Updating the City’s General Plan land use maps and the AASP to reflect the
development anticipated in the 650 Tank Farm Road Mixed-Use Project
Conceptual Development Plan.
3. The site is physically suited for the type and density allowed in the Service Commercial
with the Specific Plan overlay (C-S-SP) zoning district.
4. The County of San Luis Obispo Airport Land Use Commission, on November 16,
2018, found the proposed project to be consistent with the Airport Land Use Plan.
5. The proposed General Plan Amendment and AASP Amendments will not conflict with
easements for access through the property.
6. The proposed project will facilitate the development of affordable housing consistent
with the intent of California Government Code §65915, and in compliance with City
policies and the Housing Element.
7. The proposed project is consistent with Land Use Element Policy 2.3.6 “Housing and
Businesses” and 3.8.5 “Mixed Uses” because future development facilitated by the
proposed project would provide residential dwellings within a commercial district near
neighborhood commercial centers, major activity nodes and transit opportunities.
Housing at this location is compatible with proposed and existing commercial and
residential uses on adjacent properties.
ATTACHMENT 7Item 2
Packet Page 93Packet Page 93
Resolution No. 10980 (2019 Series) Page 3
R 10980
8. The proposed project is consistent with the allowable and conditional uses set forth in
Section 4.3 Land Use Policies and Table 4.3 of the AASP because:
i. The Service Commercial with the Specific Plan overlay (C-S-SP) zone allows
mixed-use projects with a conditional use permit;
ii. The project’s conceptual design protects public health, safety, and welfare, with
subsequent development facilitated by the rezone subject to the required
architectural review process; and
iii. Mixed-use development facilitated by the proposed project provides greater public
benefits than a single-use development of the site because it provides needed
housing, it is located along a major transit, bike, and pedestrian corridor, and is in
close proximity of workplaces, schools, health facilities, and services.
Mobile Home Park Mobile Conversion Impact Report
9. In accordance with Chapter 5.45 of the Municipal Code, a Mobile Home Park
Conversion Impact Report was prepared which contains reasonable measures to
mitigate the adverse impacts of the mobile home park conversion on affected mobile
home owners and residents.
10. In accordance with Section 5.45.070 of the Municipal Code, a duly-noticed public
hearing was held regarding the proposed mobile home park conversion, and at this
hearing, testimony from all interested parties was heard and considered.
11. The proposed conversion impact report contains reasonable measures to mitigate the
adverse impacts of the mobile home park conversion on affected mobile home owners
and residents because it outlines the how mobile homes have been purchased and
covered all reasonable costs of relocation for the resident tenants.
SECTION 2. Environmental Review. Based upon all evidence, the City Council hereby
adopts the Final Initial Study-Mitigated Negative Declaration (IS-MND), and adopts the following
CEQA Findings in support of all entitlements related to the 650 Tank Farm Road Mixed-Use
project:
1. The 650 Tank Farm Mixed-Use Project Final Initial Study-Mitigated Negative
Declaration (IS-MND) was prepared in accordance with the California Environmental
Quality Act (CEQA) and the State CEQA Guidelines, adequately addressing impacts
associated with the proposed project; and
2. All potentially significant effects were analyzed adequately in the referenced IS-MND,
subject to the following mitigation measures being incorporated into the project and
the mitigation monitoring program:
ATTACHMENT 7Item 2
Packet Page 94Packet Page 94
Resolution No. 10980 (2019 Series) Page 4
R 10980
MITIGATION MEASURES
Air Quality Mitigation
Mitigation Measure AQ-1(a). The applicant shall define and incorporate into project design
the following emissions reduction measures to ensure daily ozone precursor emissions would not
exceed the SLOAPCD 25 lbs/day threshold:
Use low-VOC architectural coatings for both interior and exterior surfaces on all buildings.
Use water-based or low-VOC cleaning products.
Provide and require the use of battery powered or electric landscape maintenance
equipment for new development.
In addition, to comply with SLOAPCD guidelines for operational emissions mitigation, the
applicant shall define and incorporate into project design at least four of the following standard
emission reduction measures from the SLOAPCD CEQA Air Quality Handbook (Table 3-5):
Provide a pedestrian friendly and interconnected streetscape with good access to/from the
development for pedestrians, bicyclists, and transit users to make alternative transportation
more convenient, comfortable, and safe.
Provide shade over 50% of parking spaces to reduce evaporative emissions from parked
vehicles.
Incorporate traffic calming modification into project roads to reduce vehicle speeds and
increase pedestrian and bicycle usage and safety.
Work with SLOCOG to create, improve, or expand a nearby ‘Park and Ride’ lot with car
parking and bike lockers in proportion to the size of the project.
Implement on-site circulation design elements in parking lots to reduce vehicle queuing
and improve the pedestrian environment.
Provide employee lockers and showers to promote bicycle and pedestrian use. One shower
and 5 lockers for every 25 employees is recommended.
Exceed Cal Green standards by 25% for providing on-site bicycle parking: both short term
racks and long-term lockers, or a locked room with standard racks and access limited to
bicyclists only.
Provide improved public transit amenities ( covered transit turnouts, direct pedestrian
access, bicycle racks, covered bench, smart signage, route information displays, lighting,
etc.)
Provide bicycle-share program for development.
Provide neighborhood electric vehicles/car-share program for the development.
Provide dedicated parking for carpools, vanpools, and/or high-efficiency vehicles to meet
or exceed Cal Green Tier 2.
Provide vanpool, shuttle, mini bus service (alternative fueled preferred).
Provide child care facility on site.
Implement programs to reduce employee vehicle miles traveled (e.g. incentives, SLO
Regional Rideshare trip reduction program, vanpools, onsite employee housing, alternative
schedules (e.g. 9–80s, 4–10s, telecommuting, satellite work sites etc.).
ATTACHMENT 7Item 2
Packet Page 95Packet Page 95
Resolution No. 10980 (2019 Series) Page 5
R 10980
Provide a lunchtime shuttle to reduce single occupant vehicle trips and/or coordinate
regular food truck visits.
Provide free-access telework terminals and/or wi-fi access in multi-family projects.
Meet or exceed Cal Green Tier 2 standards for providing EV charging infrastructure.
Install 1 or more level 2 or better EV charging stations.
Meet or exceed Cal Green Tier 2 standards for building energy efficiency.
Design roof trusses to handle dead weight loads of standard solar-heated water and
photovoltaic panels.
Mitigation Measure AQ-1(b). The applicant shall implement the following dust control measures
so as to reduce PM10 emissions in accordance with SLOAPCD requirements.
Reduce the amount of the disturbed area where possible;
Water trucks or sprinkler systems shall be used during construction in sufficient quantities
to prevent airborne dust from leaving the site. Increased watering frequency shall be
required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water shall be
used whenever possible;
All dirt stock pile areas shall be sprayed daily as needed;
Permanent dust control measures identified in the approved project revegetation and
landscape plans shall be implemented as soon as possible following completion of any soil
disturbing activities;
Exposed ground areas that are planned to be reworked at dates greater than one month after
initial grading shall be sown with a fast germinating, non-invasive grass seed and watered
until vegetation is established;
All disturbed soil areas not subject to revegetation shall be stabilized using approved
chemical soil binders, jute netting, or other methods approved in advance by the
SLOAPCD;
All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible
after grading unless seeding or soil binders are used;
Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface
at the construction site;
All trucks hauling dirt, sand, soil, or other loose materials are to be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of load and
top of trailer) in accordance with California Vehicle Code Section 23114;
Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off
trucks and equipment leaving the site;
Sweep streets at the end of each day if visible soil material is carried onto adjacent paved
roads. Water sweepers with reclaimed water shall be used where feasible;
Mitigation Measure AQ-1(c). The following standard air quality mitigation measures shall be
implemented during construction activities at the project site:
Maintain all construction equipment in proper tune according to manufacturer’s
specifications;
ATTACHMENT 7Item 2
Packet Page 96Packet Page 96
Resolution No. 10980 (2019 Series) Page 6
R 10980
Fuel all off-road and portable diesel-powered equipment with ARB certified motor vehicle
diesel fuel (non-taxed version suitable for use off-road);
Use diesel construction equipment meeting ARB’s Tier 2 certified engines or cleaner off-
road heavy-duty diesel engines, and comply with the State Off-Road Regulation;
Use on-road heavy-duty trucks that meet the ARB’s 2007 or cleaner certification standard
for on-road heavy-duty diesel engines, and comply with the State On-Road Regulation;
Construction or trucking companies with fleets that do not have engines in their fleet that
meet the engine standards identified in the above two measures (e.g. captive or NOX
exempt area fleets) may be eligible by proving alternative compliance;
All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be
posted in the designated queuing areas and or job sites to remind drivers and operators of
the 5-minute idling limit;
Diesel idling within 1,000 feet of sensitive receptors is not permitted;
Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors;
Electrify equipment when feasible;
Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and
Use alternatively fueled construction equipment on-site where feasible, such as
compressed natural gas, liquefied natural gas, propane or biodiesel.
AQ-1, AQ-2, and AQ-3 Monitoring Program: The Community Development Department
shall verify compliance prior to issuance of grading or construction permits. The contractor or
builder shall designate a person or persons to monitor fugitive dust emissions as necessary
during construction to minimize dust complaints, reduce visible emissions below 20 percent
opacity, and to prevent transport of dust offsite. Their duties shall include holidays and
weekend periods when work may not be in progress. The name and telephone number of such
persons shall be provided to the SLOAPCD Compliance Division prior to the start of any
grading, earthwork or demolition. The Community Development Department shall site inspect
to ensure construction activities are completed in accordance with approved plans, and
development is in accordance with approved plans prior to occupancy clearance. Community
Development staff shall verify installation of operational emissions reduction measures in
accordance with approved building plans.
Biological Resources Mitigation
Mitigation Measure BIO-1(a). Prior to the start of vegetation management activities on the
project site, or prior to the start of any construction activity within potential off-site improvement
areas, the developer shall ensure an approved biologist conducts surveys for special status plant
species throughout suitable habitat. Surveys shall be conducted when plants with potential to occur
are in a phenological stage conducive to positive identification (i.e., usually during the blooming
period for the species), a qualified biologist shall conduct surveys for special status plant species
throughout suitablehabitat within all potential vegetation management areas. Reference sites must
be visited prior to botanical surveys to confirm target species are detectable. Valid
botanical surveys will be considered current for up to five years; if construction has not
commenced within five years of the most recent survey, botanical surveys must be repeated.
ATTACHMENT 7Item 2
Packet Page 97Packet Page 97
Resolution No. 10980 (2019 Series) Page 7
R 10980
Mitigation Measure BIO-1(b). If special status plant species are discovered within the project
site or potential off-site improvement areas, an approved biologist shall flag and fence these
locations before construction activities start to avoid impacts. During vegetation management
activities, any special status plants identified during the survey must be flagged for avoidance.
Mitigation Measure BIO-1(c). If avoidance is not feasible; all impacts shall be mitigated at a
minimum ratio of 2:1 (number of acres or individuals restored to number of acres or individuals
impacted) for each species as a component of habitat restoration. A qualifiedbiologist shall prepare
and submit a restoration plan to the City for approval. The approved Plan shall be implemented by
the applicant with the City verifying that the success criteria have been met. The restoration plan
shall include, at a minimum, the following components:
Description of the project/impact site (i.e., location, responsible parties, areas to be
impacted by habitat type);
Goal(s) of the compensatory mitigation project [ type(s) and area(s) of habitat to be
established, restored, enhanced, and/or preserved; specific functions and values of habitat
type(s) to be established, restored, enhanced, and/or preserved];
Description of the proposed compensatory mitigation site (location and size, ownership
status, existing functions and values);
Implementation plan for the compensatory mitigation site (rationale for expecting
implementation success, responsible parties, schedule, site preparation, planting plan
including species to be used, container sizes, seeding rates, etc.]);
Maintenance activities during the monitoring period, including weed removal and
irrigation as appropriate (activities, responsible parties, schedule);
Monitoring plan for the compensatory mitigation site, including no less than quarterly
monitoring for the first year, along with performance standards, target functions and values,
target acreages to be established, restored, enhanced, and/or preserved, and annual
monitoring reports to be submitted to the City for a minimum of five years at which time
the applicant shall demonstrate that performance standards/success criteria have been met;
Success criteria based on the goals and measurable objectives; said criteria to be, at a
minimum, at least 80% survival of container plants and 30% relative cover by vegetation
type;
An adaptive management program and remedial measures to address any shortcomings in
meeting success criteria;
Notification of completion of compensatory mitigation and agency confirmation; and
Contingency measures (initiating procedures, alternative locations for contingency
compensatory mitigation, funding mechanism).
Mitigation Measure BIO-2(a). The following Best Management Practices (BMPs) shall be
implemented for project construction activities within the work area.
No pets or firearms shall be allowed at the project site during construction activities.
All trash that may attract predators must be properly contained and removed from the work
site. All such debris and waste shall be picked up daily and properly disposed of at an
appropriate site.
ATTACHMENT 7Item 2
Packet Page 98Packet Page 98
Resolution No. 10980 (2019 Series) Page 8
R 10980
All refueling, maintenance, and staging of equipment and vehicles shall occur at least 50
feet from defined edges of riparian and wetland vegetation, and Acacia Creek and Orcutt
Creek, and in a location where a spill would not drain toward aquatic habitat. A plan must
be in place for prompt and effective response to any accidental spills prior to the onset of
work activities. All workers shall be informed of the appropriate measures to take should
an accidental spill occur.
Pallets or secondary containment areas for chemicals, drums, or bagged materials shall be
provided. Should material spills occur, materials and/or contaminants shall becleaned from
the project site and recycled or disposed of to the satisfaction of the Regional Water Quality
Control Board.
Prior to construction activities within 30 feet of potentially jurisdictional features,
including Acacia Creek and Orcutt Creek, the drainage features shall be fenced with orange
construction fencing and signed to prohibit entry of construction equipment and personnel
unless authorized by the City. Fencing should be located a minimum of 30 feet from the
edge of the riparian canopy or top of bank and shall be maintained throughout the
construction period for each phase of development. Once all phases of construction in this
area are complete, the fencing may be removed.
Erosion control and landscaping specifications allow only natural-fiber, biodegradable
meshes and coir rolls, to prevent impacts to the environment and to fish and terrestrial
wildlife.
All vehicles and equipment shall be in good working condition and free of leaks.
Construction work shall be restricted to daylight hours (7:00 AM to 7:00 PM) to avoid
impacts to nocturnal and crepuscular (dawn and dusk activity period) species.
Concrete truck and tool washout shall be limited to locations designated by a qualified
biologist or a Qualified Storm-water Practitioner such that no runoff will reach Acacia
Creek or Orcutt Creek.
All open trenches shall be constructed with appropriate exit ramps to allow species that
accidentally fall into a trench to escape. Trenches will remain open for the shortest period
necessary to complete required work.
No water will be impounded in a manner to attract sensitive species.
Mitigation Measure BIO-2(b). Prior to the initiation of construction activities (including staging
and mobilization), all personnel associated with project construction shall attend a Worker
Environmental Awareness Program (WEAP) training. The training shall be conducted by a
qualified biologist, to aid workers in recognizing special status resources that may occur in the
project area. The specifics of this program shall include identification of the sensitive species and
habitats, a description of the regulatory status and general ecological characteristics of sensitive
resources, and review of the limits of construction and avoidance measures required to reduce
impacts to biological resources within the work area. A fact sheet conveying this information shall
also be prepared for distribution to all contractors, their employers, and other personnel involved
with construction of the project. All employees shall sign a form provided by the trainer
documenting they have attended the training.
Mitigation Measure BIO-2(c). The following shall be implemented to avoid and minimize
potential impacts to California Red-legged Frog.
ATTACHMENT 7Item 2
Packet Page 99Packet Page 99
Resolution No. 10980 (2019 Series) Page 9
R 10980
A pre-construction survey of the proposed disturbance footprint (within the project site or
potential off-site improvement areas) for California red-legged frog shall be conducted by
a qualified biologist within 48 hours prior to the start of project construction to confirm
this species is not present in the work area.
In the event the pre-construction survey identifies the presence of individuals of CRLF, or
if individuals of these species are encountered during construction, then the applicant shall
stop work and comply with all relevant requirements of the Federal Endangered Species
Act prior to resuming project activities.
Only City- and USFWS-approved biologists shall participate in activities associated with
the capture, handling, and monitoring of CRLF.
If activities occur between November 1 and April 30, the qualified biologist shall conduct
a pre activity clearance sweep prior to start of project activities on the morning following
any rain events of 0.1 inch or greater.
Mitigation Measure BIO-2(d). A qualified biologist shall conduct a pre-construction survey
within 48 hours of initial ground disturbing activities associated with any off-site improvements,
including modifications to the existing crossing over Acacia Creek or the development of a new
crossing over Orcutt Creek. The survey area shall include any proposed disturbance area(s) and all
proposed ingress/egress routes. If any of these species are found and individuals may be
injured or killed by work activities, the biologist shall be allowed sufficient time to move them
from the project site before work activities begin. The biologist(s) shall relocate any coast range
newts, two-striped garter snakes, and/or western pond turtles the shortest distance possible to a
location that contains suitable habitat that is not likely to be affected by activities associated with
the project.
Mitigation Measure BIO-2(e). The applicant shall implement the following to avoid and
minimize potential impacts to steelhead.
Construction associated with the widening of the existing crossing over Acacia Creek shall
be restricted to periods of dry weather from April 16 through October 31, and shall not be
conducted within 48 hours after a rain event of 0.25 inch or greater, or until an approved
biologist confirms there is no longer a chance for flowing water to enter the work area.
Widening of the existing crossing shall follow the design standards developed by the City
of San Luis Obispo and shall be developed in a manner that does not impede wildlife
movement.
Mitigation Measure BIO-2(f). The following actions shall be undertaken to avoid and minimize
potential impacts to nesting birds:
For construction activities occurring during the nesting season (generally February 1 to
September 15), surveys for nesting birds covered by the California Fish and Game Code
and the Migratory Bird Treaty Act no more than 14 days prior to vegetation removal. The
surveys shall include the disturbance area plus a 500-foot buffer around the site. If active
nests are located during the pre-construction survey or during construction, all construction
work shall be conducted outside a buffer zone from the nest to be determined by the
qualified biologist. The buffer shall be a minimum of 50 feet from the nest tree for non-
ATTACHMENT 7Item 2
Packet Page 100Packet Page 100
Resolution No. 10980 (2019 Series) Page 10
R 10980
raptor bird species and at least 300 feet from the nest tree for raptor species. Larger buffers
may be required depending upon the status of the nest and the construction activities
occurring in the vicinity of the nest. The buffer area(s) shall be closed to all construction
personnel and equipment until the adults and young are no longer reliant on the nest site.
A qualified biologist shall confirm that breeding/nesting is completed and young have
fledged the nest prior to removal of the buffer.
To account for most nesting birds, removal of vegetation within suitable nesting bird
habitats should be scheduled to occur in the fall and winter (between September 16 and
January 31), and after the young have fledged.
If a suspected American bald eagle nest is discovered during the pre-construction survey,
then the applicant shall consult with the City, USFWS, and CDFW regarding appropriate
nest buffers and nest monitoring. If a nest is discovered with construction underway, a no-
activity buffer a minimum of 660 feet from the nest must be implemented, or as otherwise
directed by CDFW and USFWS, until appropriate authorizations are obtained. Any
subsequent buffer adjustments shall be made in consultation with the City, CDFW and
USFWS and shall rely on monitoring observations and activity at the site. Additional
avoidance measures for special status bird nests such as American bald eagle nests are
often required, and would be developed in consultation with the City, CDFW and USFWS.
The Worker Environmental Awareness Program (Mitigation Measure BIO-2[b]) shall
provide good housekeeping practices of equipment and materials that discourage nests
being established within the construction area.
Mitigation Measure BIO-2(g). The following actions shall be undertaken to avoid and minimize
potential impacts to roosting bats:
Priorto issuance of grading permits, a qualified biologist shall conduct a survey of existing
structures within the project site to determine if roosting bats are present. The survey shall
be conducted during the non-breeding season (November through March). The biologist
shall have access to all interior attics, as needed. If a colony of bats is found roosting in
any structure, further surveys shall be conducted sufficient to determine the species present
and the type of roost ( day, night, maternity, etc.) If the bats are not part of an active
maternity colony, passive exclusion measures may be implemented, in close coordination
with CDFW. These exclusion measures must include one-way valves that allow bats to exit
the structure but are designed so that the bats may not re-enter the structure.
If a bat colony is excluded from the project site, appropriate alternate bat habitat as
determined by a qualified biologist shall be installed on the project site or at an approved
location offsite.
Prior to removal of any trees, a survey shall be conducted by a qualified biologist to
determine if any of the trees proposed for removal or trimming harbor sensitive bat species
or maternal bat colonies. If a non-maternal roost is found, the qualified biologist, in close
coordination with CDFW shall install one-way valves or other appropriate passive
relocation method. For each occupied roost removed, one bat box or alternate roost
structure shall be installed in similar habitat and should have similar cavity or crevices
properties to those which are removed, including access, ventilation, dimensions, height
above ground, and thermal conditions. Maternal bat colonies may not be disturbed.
ATTACHMENT 7Item 2
Packet Page 101Packet Page 101
Resolution No. 10980 (2019 Series) Page 11
R 10980
BIO-1(a) to BIO-2(g) Monitoring Program: The Environmental Monitor shall monitor
environmental compliance of the construction activities throughout the construction period or
as stipulated in the species- or resource-specific mitigation measure and provide monitoring
reports to the City.
Mitigation Measure BIO-3. Temporary impact areas shall be restored at a one to one (1:1) ratio
one acre of restoration for each acre of impact) to offset temporary losses in wetland, stream, or
riparian function. Permanent impacts on jurisdictional areas shall be offset through creation,
restoration, and/or enhancement of in-kind habitats at a minimum ratio of 2:1. Permitting agencies
CDFW, USACE, RWQCB) may require a higher mitigation ratio associated with applicable
permits. Furthermore, non-native invasive plants in temporarily-disturbed areas within riparian
and wetland habitats and within City’s 35-foot creek setback from Orcutt Creek and Acacia Creek
shall be removed, and such areas shall be revegetated using native plants. Any restoration efforts
shall include an invasive plant removal element.
A Mitigation and Monitoring Plan is required to outline the approach that will be taken for
restoration and habitat creation or enhancement. Once approved, the applicant will be responsible
for Plan implementation, and the City will verify success of the Plan. The Plan shall be prepared
by a qualified restoration ecologist. The plan shall include, but not be limited to the following
components:
Description of the project/impact site,
Goal(s) of the compensatory mitigation,
Description of the proposed compensatory mitigation-site,
Implementation plan for the compensatory mitigation-site,
Maintenance activities during the monitoring period,
Monitoring plan for the compensatory mitigation-site,
Success criteria and performance standards,
Reporting requirements, and
Contingency measures and funding mechanisms.
BIO-3 Monitoring Plan: The Environmental Monitor shall monitor environmental
compliance of the construction activities throughout the construction period or as stipulated in
the Mitigation and Monitoring Plan and provide monitoring reports to the City.
Cultural Resources Mitigation
Mitigation Measure CR-2(a). In accordance with the City’s Conservation and Open Space
Policies 3.5.6 and 3.5.7, a qualified principal investigator, defined as an archaeologist who meets
the Secretary of the Interior’s Standards for professional archaeology (hereafter qualified
archaeologist), shall be retained to carry out all mitigation measures related to archaeological
resources.
ATTACHMENT 7Item 2
Packet Page 102Packet Page 102
Resolution No. 10980 (2019 Series) Page 12
R 10980
Monitoring shall involve inspection of subsurface construction disturbance in the immediate
vicinity of known sites, or at locations that may harbor buried resources that were not identified
on the site surface. A Native American monitor shall also be present because the area is a
culturally-sensitive location. The monitor(s) shall be on-site on a full-time basis during
earthmoving activities, including grading, trenching, vegetation removal, or other excavation
activities.
Mitigation Measure CR-2(b). If cultural resources are encountered during ground-disturbing
activities, work in the immediate area must halt and an archaeologist meeting the Secretary of the
Interior’s Professional Qualifications Standards for archaeology (NPS 1983) shall be contacted
immediately to evaluate the find. If the discovery proves to be significant under CEQA, additional
work such as data recovery excavation and Native American consultation may be warranted to
mitigate any significant impacts.
Mitigation Measure CR-2(c). If cultural resources are encountered during ground-disturbing
activities, an extended phase I (XPI) testing program, utilizing standard shovel test pits and/or hand
auguring at arbitrary levels, shall be conducted in the vicinity of the encounter. If the XPI program
identifies subsurface deposits, a Phase II evaluation program shall be prepared to determine
whether development would significantly impact identified resources.
If the Phase II evaluation program identifies identified resources as significant, a Phase III data
recovery program shall be prepared and implemented. The purpose of the Phase III data recovery
program is to recover, analyze, interpret, report, curate, and preserve archaeological data that
would otherwise be destroyed.
The testing and evaluation programs shall be prepared by a qualified archaeologist, and shall be
submitted for review and approval by the City. The qualified archaeologist shall monitor
compliance with testing and evaluation program requirements during implementation of the testing
and evaluation programs.
CR-2(a, b and c) Monitoring Plan: The City shall confirm the qualifications of and approve the
applicant’s choice of a qualified archaeologist. The City shall inspect the site periodically during
grading and demolition to ensure compliance with this measure. The City shall review construction
plans and periodically inspect project construction to ensure compliance with these measures.
Mitigation Measure CR-3(a). Prior to the commencement of ground disturbing activities under
the project that are greater than six feet in depth, a qualified professional paleontologist shall be
retained to conduct paleontological monitoring during project ground disturbing activities. The
Qualified Paleontologist (Principal Paleontologist) shall have at least a Master’s Degree or
equivalent work experience in paleontology, shall have knowledge of the local paleontology, and
shall be familiar with paleontological procedures and techniques.
ATTACHMENT 7Item 2
Packet Page 103Packet Page 103
Resolution No. 10980 (2019 Series) Page 13
R 10980
Ground disturbing construction activities (including grading, trenching, drilling with an auger
greater than 3 feet in diameter, and other excavation) within previously undisturbed sediments at
depths greater than six feet shall be monitored on a full-time basis. Monitoring shall be supervised
by the Qualified Paleontologist and shall be conducted by a qualified paleontological monitor, who
is defined as an individual who meets the minimum qualifications per standards set forth by the
SVP (2010), which includes a B.S. or B.A. degree in geology or paleontology with one year of
monitoring experience and knowledge of collection and salvage of paleontological resources.
The duration and timing of the monitoring shall be determined by the Qualified Paleontologist. If
the Qualified Paleontologist determines that full-time monitoring is no longer warranted, he or she
may recommend reducing monitoring to periodic spot-checking or cease entirely. Monitoring
would be reinstated if any new ground disturbances are required and reduction or suspension
would need to be reconsidered by the Qualified Paleontologist. Ground-disturbing activity that
does not exceed six feet in depth within Quaternary alluvium would not require paleontological
monitoring.
Mitigation Measure CR-3(b). In the event that a paleontological resource is discovered, the
monitor shall have the authority to temporarily divert the construction equipment around the find
until it is assessed for scientific significance and collected. Once salvaged, significant fossils shall
be identified to the lowest possible taxonomic level, prepared to a curation-ready condition, and
curated in a scientific institution with a permanent paleontological collection along with all
pertinent field notes, photos, data, and maps. Curation fees are assessed by the repository, and are
the responsibility of the project owner.
Mitigation Measure CR-3(c). At the conclusion of laboratory work and museum curation, a final
report shall be prepared describing the results of the paleontological mitigation monitoring efforts
associated with the project. The report shall include a summary of the field and laboratory methods,
an overview of the project geology and paleontology, a list of taxa recovered (if any), an analysis
of fossils recovered (if any) and their scientific significance, and recommendations. The report
shall be submitted to the lead agency(s) for the project. If the monitoring efforts produced fossils,
then a copy of the report shall also be submitted to the designated museum repository.
CR-3 (a, b, and c) Monitoring Plan. Priorto initial ground disturbance, the City shall confirm
the qualifications of and approve the applicant’s choice of the qualified paleontologist. The
City shall inspect the site periodically during grading and demolition to ensure compliance
with this measure. The City shall review construction plans and periodically inspect project
construction to ensure compliance with these measures. The City shall review and approval
the Final Paleontological Monitoring Report.
ATTACHMENT 7Item 2
Packet Page 104Packet Page 104
Resolution No. 10980 (2019 Series) Page 14
R 10980
Geology and Soils Mitigation
Mitigation Measure GEO-1. A geotechnical study shall be prepared for the project site prior to
site development. This report shall include an analysis of the liquefaction potential of the
underlying materials according to the most current liquefaction analysis procedures. If the site is
confirmed to be in an area prone to seismically-induced liquefaction, appropriate techniques to
minimize liquefaction potential shall be prescribed and implemented. In addition to a liquefaction
analysis, the Geotechnical Study shall include an evaluation of the potential for soil settlement and
soil expansion beneath the project site. All on-site structures shall comply with applicable methods
of State and Local Building Codes.
Future development of the site shall incorporate all applicable engineering requirements and
recommendations as presented in the Geotechnical Study. Suitable measures to reduce
liquefaction, settlement, and soil expansion impacts may include one or more of the following
techniques, as determined by a registered geotechnical engineer:
Specialized design of foundations by a structural engineer;
Removal or treatment of liquefiable soils to reduce the potential for liquefaction;
In-situ densification of soils or other alterations to the ground characteristics; or
Other alterations to the ground characteristics.
Excavation and re-compaction of on-site or imported soils;
Treatment of existing soils by mixing a chemical grout into the soils prior to re-compaction;
or
Foundation design that can accommodate certain amounts of differential settlement such
as post tensional slab and/or ribbed foundations designed in accordance with the California
Building Code.
GEO-1 Monitoring Plan. The Community Development Department shall verify compliance
prior to issuance of grading permits. The Community Development Department shall site
inspect to ensure development is in accordance with approved plans prior to occupancy
clearance. Community Development staff shall verify installation in accordance with approved
building plans.
Hydrology and Water Quality Mitigation
Mitigation Measure HYD-1. The applicant shall prepare the conditional letter of map revision
CLOMR) application and obtain an official letter of map revision (LOMR) from FEMA.
HYD-1 Monitoring Plan. The City will confirm that FEMA has approved the CLOMR prior
to issuance of a grading permit, and LOMR prior to issuance of a building permit.
ATTACHMENT 7Item 2
Packet Page 105Packet Page 105
Resolution No. 10980 (2019 Series) Page 15
R 10980
Noise Mitigation
Mitigation Measure N-1. Within 150 feet, the project site developer shall implement the
following measures, or similar combination of measures, which demonstrate that interior
residential noise levels in residences exposed to Tank Farm Road would be reduced to the City’s
45 dBA CNEL interior noise standard. Furthermore, as shown conceptually, final building design
and location of buildings shall collectively provide an effective attenuation shield from Tank Farm
road noise for active outdoor areas within the development with the intent to achieve 60 dBA
CNEL or less at a distance of 250 feet from the centerline of Tank Farm Road. Interior noise
reduction shall be achieved through a combination of standard interior noise reduction techniques,
which may include (but are not limited to):
In order for windows and doors to remain closed, mechanical ventilation such as air
conditioning shall be provided for all units exposed to Tank Farm Road (passive ventilation
may be provided, if mechanical ventilation is not necessary to achieve interior noise
standards, as demonstrated by a qualified acoustical consultant).
All exterior walls shall be constructed with a minimum STC rating of 50.
All windows and glass doors shall be rated STC 39 or higher such that the noise reduction
provided will satisfy the interior noise standard of 45 dBA CNEL.
An acoustical test report of all the sound-rated windows and doors shall be provided to the
City for review by a qualified acoustical consultant to ensure that the selected windows
and doors in combination with wall assemblies would reduce interior noise levels
sufficiently to meet the City’s interior noise standard.
All vent ducts connecting interior spaces to the exterior (i.e., bathroom exhaust, etc.) shall
have at least two 90 degree turns in the duct.
All windows and doors exposed to Tank Farm Road shall be installed in an acoustically-
effective manner. Sliding window panels shall form an air-tight seal when in the closed
position and the window frames shall be caulked to the wall opening around the perimeter
with a non-hardening caulking compound to prevent sound infiltration. Exterior doors shall
seal air-tight around the full perimeter when in the closed position.
The applicant shall submit a report to the Community Development Department by a
qualified acoustical consultant certifying that the specific interior noise reduction
techniques included in residential, hotel, and office components of the project would
achieve interior noise levels that would not exceed 45 dBA CNEL.
N-1 Monitoring Plan. The Community Development Department shall verify compliance
prior to approval of the building plans and shall verify installation in accordance with approved
building plans.
ATTACHMENT 7Item 2
Packet Page 106Packet Page 106
Resolution No. 10980 (2019 Series) Page 16
R 10980
Mitigation Measure N-2(a). For all construction activity at the project site that exceeds 60 dBA
at the property line with the existing residence to the southeast, the following noise attenuation
techniques shall be employed to ensure that noise levels are maintained within levels allowed by
the City of San Luis Obispo Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such
techniques shall include:
Sound blankets on noise-generating equipment.
Stationary construction equipment that generates noise levels above 60 dBA at the project
boundaries shall be shielded with barriers that meet a sound transmission class (a rating of
how well noise barriers attenuate sound) of 25.
All diesel equipment shall be operated with closed engine doors and shall be equipped with
factory-recommended mufflers.
For stationary equipment, the applicant shall designate equipment areas with appropriate
acoustic shielding on building and grading plans. Equipment and shielding shall be
installed prior to construction and remain in the designated location throughout
construction activities.
Electrical power shall be used to power air compressors and similar power tools.
The movement of construction-related vehicles, with the exception of passenger vehicles,
along roadways adjacent to sensitive receptors shall be limited to the hours between 7:00
AM and 7:00 PM, Monday through Saturday. No movement of heavy equipment shall
occur on Sundays or official holidays (e.g., Thanksgiving, Labor Day).
As needed, temporary sound barriers shall be constructed between the construction site and
the single-family residence to the southeast.
Mitigation Measure N-2(b). The contractor shall inform the property owner of the single-family
residence to the southeast of the project site of proposed construction timelines and noise
complaint procedures to minimize potential annoyance related to construction noise. Proof of
mailing the notice shall be provided to the Community Development Department before the City
issues a zoning clearance. Signs shall be in place before beginning of and throughout grading and
construction activities. Noise-related complaints shall be directed to the City’s Community
Development Department.
Plan Requirements and Timing. Construction plans shall note construction hours, truck routes, and
construction Best Management Practices (BMPs) and shall be submitted to the City for approval
prior to grading and building permit issuance for each project phase. BMPs shall be identified and
described for submittal to the City for review and approval prior to building or grading permit
issuance. BMPs shall be adhered to for the duration of the project. The applicant shall provide and
post signs stating these restrictions at construction site entries. Signs shall be posted prior to
commencement of construction and maintained throughout construction. Schedule and
neighboring property owner notification mailing list shall be submitted 10 days prior to initiation
of any earth movement. The Community Development department shall confirm that construction
noise reduction measures are incorporated in plans prior to approval of grading/building permit
issuance.
ATTACHMENT 7Item 2
Packet Page 107Packet Page 107
Resolution No. 10980 (2019 Series) Page 17
R 10980
All construction workers shall be briefed at a pre-construction meeting on construction hour
limitations and how, why, and where BMP measures are to be implemented. A workday schedule
will be adhered to for the duration of construction for all phases.
N-2(a and b) Monitoring Plan. City staff shall ensure compliance throughout all construction
phases. Building inspectors and permit compliance staff shall periodically inspect the site for
compliance with activity schedules and respond to complaints.
Transportation and Traffic Mitigation
Mitigation Measure T-1. The project applicant shall pay fair share costs for required intersection
improvements to address the project’s identified queueing impact at the Broad Street/Tank Farm
Road intersection. Required intersection improvements include:
Broad Street/Tank Farm Road: Re-stripe the existing cross-sectional width to provide a
second southbound left turn lane.
Alternatively, the identified queueing impact at the Broad Street/Tank Farm Road intersection
would be eliminated if the applicant provides a vehicular connection to the adjacent site to the east,
which would allow use of the traffic signal way at Industrial Way.
T-1 Monitoring Plan. The City shall verify payment of fair share costs (or inclusion of a
vehicular connection to the adjacent site to the east on project site plans) upon acceptance by
the City of final design plans.
Mitigation Measure T-2. The project applicant shall pay fair share costs for required intersection
and segment improvements to address the project’s contribution to identified cumulative
intersection and segment level of service and queueing impacts. Required intersection
improvements include:
Tank Farm Road/South Higuera Street: Install a second southbound left turn lane.
Tank Farm Road/Santa Fe Road: Install a multi-lane roundabout.
Broad Street/Industrial Way: Convert the east and west approaches from split phasing to
permissive phasing and restripe both approaches to provide dedicated left turn lanes and
shared through/right turn lanes.
Broad Street/Tank Farm Road: Add a second southbound left turn lane, add a dedicated
northbound right turn lane, convert the westbound right turn lane to a shared through/right
lane, and establish time-of-day timing plans.
Required segment improvements include:
Tank Farm Road from Old Windmill Lane to Santa Fe Road: Roadway widening.
T-2 Monitoring Plan. The City shall verify payment of fair share costs upon acceptance by
the City of final design plans and in accordance with the timing of improvements.
ATTACHMENT 7Item 2
Packet Page 108Packet Page 108
Resolution No. 10980 (2019 Series) Page 18
R 10980
Utilities and Service Systems Mitigation
Mitigation Measure UT-1. Prior to issuance of grading permits, the applicant shall define and
incorporate into the project design an Inflow and Infiltration reduction strategy consistent with the
City’s Wastewater Infrastructure Renewal Strategy. Priorto issuance of a certificate of occupancy,
the developer shall be required to implement, and demonstrate off-site sewer rehabilitation that
results in quantifiable inflow and infiltration reduction in the City’s wastewater collection system
in sub-basin A1, A2, A3, A4, B.2 or B.3 in an amount equal to offset the project’s wastewater flow
increase. This may be satisfied by one of the following:
Sufficient reductions in wastewater flow within sub-basins A1, A2, A3, A4, B.2 or B.3,
commensurate with the additional wastewater flow contributed by the project, to be
achieved by the verified replacement of compromised private sewer laterals, or public
sewer mains, either by the developer, or any property owner located within said basins; or
Participation in a sewer lateral replacement program, or similar inflow and infiltration
reduction program to be developed by City if program is in place prior to issuance of
certificate of occupancy; or any other off-site sewer rehabilitation proposed by the
developer and approved by the Utilities Director, which will achieve a reduction in
wastewater flow commensurate with the additional wastewater flow contributed by the
project. The final selection of the inflow and infiltration reduction project will be approved
by the Utilities Director.
UT-1 Monitoring Plan. The Community Development Department shall verify compliance
prior to issuance of grading permits.
Mitigation Measure UT-2. Prior to issuance of grading permits, the applicant shall define and
incorporate into the project design water reduction measures consistent with the City’s Recycled
Water Master Plan. Prior to issuance of a certificate of occupancy, the developer shall be required
to implement, and demonstrate water offsets that result in quantifiable water demand reductions
in the City’s potable water distribution system with an amount equal to offset the project’s water
flow increase. This may be satisfied by one of the following:
Sufficient reductions in potable water demands, commensurate with the additional water
demands contributed by the project, to be achieved by verified conversions of existing
irrigation system from potable water to recycled water systems located within the City’s
potable water distribution system;
Participation in the construction of new mains for the recycled water transmission system;
or construction of any other recycled water main proposed by the developer and approved
by the Utilities Director, which will achieve a reduction in potable water demands
commensurate with the additional water demands contributed by the project.
UT-2 Monitoring Plan. The Community Development Department shall verify compliance
prior to issuance of grading permits.
ATTACHMENT 7Item 2
Packet Page 109Packet Page 109
Resolution No. 10980 (2019 Series) Page 19
R 10980
SECTION 3 . Action. The City Council hereby approves the proposed project (GENP-
1065-2017 and SPEC-0398-2017) that includes a General Plan Amendment, AASP Amendment
and a Mobile Home Park Conversion subject to the following conditions:
Conversion Impact Report
1. No building permit shall be issued for conversion of a mobile home park property until
the applicant has filed with the director a written statement c onfirming full performance
of the conditions of approval. The written statement shall list the name of each affected
mobile home owner and resident and the date and type of relocation assistance provided
to such person. The statement shall be executed under penalty of perjury. (Ord. 1533 §
1 (part), 2009).
2. The applicant shall submit proof of recordation of a certificate of acceptance within 30
days after the adoption of the resolution of approval.
3. The Conversion Impact Report shall be amended to include detailed information about
the relocation assistance and/or accommodation provided for the existing renters that
were renting coaches prior to the purchase of the site by the applicant.
4. The 13 remaining tenants of the Hidden Hills Mobilodge Mobile Home Park shall be
given right of first refusal for the affordable housing units in the subsequent mixed-use
development, and should any of these former tenants not be qualified for the affordable
housing units, they shall be given right of first refusal for the first available non-
restricted housing units.
5. The applicant shall provide relocation assistance to the thirteen resident tenants who
are currently renting mobile homes on the project site, as and to the extent specified in
Chapter 5.45, Section 5.45.080.B.4. of the San Luis Obispo Municipal Code, which
provides as follows: “The expense of assuming tenancy in comparable housing.
Assistance with these expenses shall be available to resident tenants. The amount of
such payment shall be based upon consideration of: (a) moving costs; (b) first month’s
rent, last month’s rent, and security deposit at the replacement housing; and (c) for
lower, very low, and extremely low income residents, the differential between the rental
rate at the mobile home park being converted and the replacement housing during the
first year of relocation.” For the original four resident tenants, such relocation
assistance shall be provided to each tenant until the project is complete or units are
available within the project, whichever is later, but not to exceed three years from the
date of termination of tenancy for each of the four tenants. The Community
Development Director shall determine whether the housing accommodation is
comparable housing” considering such factors as availability, number of bedrooms
and bathrooms, condition, location and amenities.
ATTACHMENT 7Item 2
Packet Page 110Packet Page 110
ATTACHMENT 7Item 2
Packet Page 111Packet Page 111
ATTACHMENT 7Item 2
Packet Page 112Packet Page 112
Resolution No. 10980 (2019 Series) Page 22
R 10980
Exhibit A
650 Tank Farm Road General Plan Amendment Map
ATTACHMENT 7Item 2
Packet Page 113Packet Page 113
O 1658
ORDINANCE NO. 1658 (2019 SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN
LUIS OBISPO, CALIFORNIA, REZONING PROPERTY AT 650
TANK FARM ROAD FROM BUSINESS PARK (BP-SP) AND
MEDIUM-DENSITY RESIDENTIAL (R-2-SP) TO SERVICE
COMMERCIAL (C-S-SP) AND MAKING ASSOCIATED
AMENDMENTS TO THE AIRPORT AREA SPECIFIC PLAN TO
BE CONSISTENT WITH THE 650 TANK FARM MIXED-USE
PROJECT CONCEPTUAL DEVELOPMENT PLAN AND WITH
THE GENERAL PLAN AS AMENDED
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 December 12, 2018, and recommended amendments to the Airport Area
Specific Plan (AASP) including a revision to the City’s Zoning Map and associated text
amendments (Exhibits 1 and 2, attached) consistent with the 650 Tank Farm Mixed-Use
Project as part of the entitlement process for the project (GENP-1065-2017 and SPEC-
0398-2017); 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 February 5, 2019 , for the purpose of approving the rezone and text
amendments to the AASP; and
WHEREAS, the City Council finds that the proposed amendments are consistent
with the General Plan as amended (related to the 650 Tank Farm Mixed-Use project), the
purposes of the Zoning Regulations, and other applicable City ordinances; and
WHEREAS, the City Council adopted an Initial Study/Mitigated Negative
Declaration for the project (SCH #2018111054) that addressed impacts related to the
AASP amendments including the rezone at its public hearing of February 5, 2019; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
WHEREAS, the City Council has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by
staff, presented at said hearing.
NOW, THEREFORE, BE IT ORDAINED, by the City Council of the City
of San Luis Obispo as follows:
SECTION 1. Environmental Determination. The City Council hereby finds that
this action has been environmentally reviewed pursuant to the provisions of the California
Environmental Quality Act (Public Resources Code Sections 21000, et seq. (“CEQA”),
ATTACHMENT 8Item 2
Packet Page 114Packet Page 114
Ordinance No. 1658 ( 2019 Series) Page 2
O 1658
the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et
seq.) and the City's local standards. The City prepared an Initial Study/Mitigated
Negative Declaration and, based on information contained in the initial study, concluded
that there was not substantial evidence, in light of the whole record, that the project as
mitigated would have a significant impact on the environment. The City adopted the Initial
Study-Mitigated Negative Declaration on February 5, 2019, pursuant to Resolution No.
10980 (2019 Series), made certain CEQA findings, and adopted a Mitigation and
Monitoring Program. A Notice of Determination was filed with the San Luis Obispo
County Clerk Recorder’s Office on February 6, 2019.
SECTION 2. Findings. Based upon all evidence, the City Council makes the
following findings:
a) The rezone and associated text amendments to the AASP allow the implementation
of the 650 Tank Farm Mixed-Use Project by rezoning the site to be consistent with
the General Plan as amended.
b) The rezone and associated text amendments are consistent with General Plan Land
Use Element policies and map as amended related to 650 Tank Farm Road Project,
including the land uses and conceptual development envisioned for the area for
following reasons: 1) The rezone and text amendments would facilitate the General
Plan Land Use map as amended and reflect General Plan development parameters
for the area; and 2) the rezone and text amendments would facilitate appropriate
infill development and construction of additional housing including affordable
housing to meet City housing goals and better balance jobs and housing
opportunities.
c) An adopted Initial Study/Mitigated Negative Declaration for the project considered
and provided appropriate mitigation measures for the project as envisioned that are
consistent with the rezone and text amendments.
d) The rezone and text amendments will not create non-conforming uses at the site
because any existing uses that remain on site would be allowed under the new
zoning.
SECTION 3 . Action. The City Council of San Luis Obispo hereby 1) approves
the rezone and land use map amendment as shown in attached “Exhibit 1,” which is
consistent with the land use designations included in the General Plan as amended, and 2)
approves amendments of the text of the Airport Area Specific Plan attached hereto marked
Exhibit 2” and included herein by reference to be modified as follows: a) to update the
build-out statistics in Table 4.1, b) to include a discussion of the commercial and residential
mixed-use redevelopment at the 650 Tank Farm Road site in the narrative of Sub-Section
4.2.2 Service Commercial, and c) to delete the discussion related to the mobile home park
in the narrative of Sub-Section 4.2.6 Medium Density Residential.
ATTACHMENT 8Item 2
Packet Page 115Packet Page 115
Ordinance No. 1658 (2019 Series) Page 3
SECTION 4. Severability. If any section, subsection, sentence, clause, or phrase
of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of
any court of any competent jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council hereby declares that it would have
passed this Ordinance, and each and every section, subsection, sentence, clause, or phrase
not declared invalid or unconstitutional without regard to whether any portion of the
Ordinance would be subsequently declared invalid or unconstitutional.
SECTION 5. A summary of this ordinance, together with the names of Council
members voting for and against, shall be published at least five (5) days prior to its final
passage, in The Tribune, a newspaper published and circulated in this City. This ordinance
shall go into effect at the expiration of thirty (30) days after its final passage.
INTRODUCED on the 5th day of February, 2019, AND FINALLY ADOPTED
by the Council of the City of San Luis Obispo on the 5th day of March 2019, on the
following vote:
AYES: Council Members Christianson, Gomez and Stewart,
Vice Mayor Pease and Mayor Harmon
NOES: None
ABSENT: None
ATTEST:
Teresa Purrington
City Clerk
VED AS TOIFORM:
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal
of the City of San Luis Obispo, California, this Zff day of
2019.
Teresa Purrington
City Clerk
01658
ATTACHMENT 8Item 2
Packet Page 116Packet Page 116
Ordinance No. 1658 (2019 Series) Page 4
EXHIBIT 1
O 1658
Amended Land Use Map and Rezoning Map
The portion of Figure 4-1 (Land Use Designations) in the Airport Area Specific Plan that
shows the 650 Tank Farm Road project area is amended as follows.
ATTACHMENT 8Item 2
Packet Page 117Packet Page 117
Ordinance No. 1658 (2019 Series) Page 5
EXHIBIT 1
O 1658
The portion of Figure 4-4 (Zoning Designations) in the Airport Area Specific Plan that
shows the 650 Tank Farm Road project area is amended as follows.
ATTACHMENT 8Item 2
Packet Page 118Packet Page 118
Ordinance No. 1658 (2019 Series) Page 6
EXHIBIT 2
O 1658
650 Tank Farm Road Text Amendments to the Airport Area Specific Plan
Table 4.1
San Luis Obispo Airport Area Specific Plan
Land Use Program and Development Capacities
Residential Land Use
Designations
Acres Units
Per
Acre
Estimated
Dwelling
Units
Undeveloped Land1
Low Density 12.8 7.9 101
Medium Density 20.5 10.9 223
Medium-High/High
Di
15.2 21.2 322
Subtotal 55.3 720
Developed Land
Existing Mobile
H)
6.7 4.8 32
Total Residential Property 55.2 678
Non-Residential
Land Use
Acres Floor
Area
Estimated
Building
Undeveloped Land
Neighborhood 8.4 0.31 115,000
Business Park 126.6 0.20 1,102,939
Service Commercial 155.0 0.24 1,620,432
Manufacturing 101.3 0.17 747,642
Subtotal 384.4 3,586,013
Developed Land 145.2 0.28 1,786,745
Total Non-Residential
P
529.6 5,372,758
Other Land Use
Di i
Acres
Agriculture 76.1
Conservation/Open 294.9
Government 292.5
Total Other Property 663.5
Total AASP Acreage2 1,255.1
ATTACHMENT 8Item 2
Packet Page 119Packet Page 119
Ordinance No. 1658 (2019 Series) Page 7
EXHIBIT 2
O 1658
1 The total potential square footage (and associated acreage)
includes future development on properties currently under pre-
annexation agreements and properties outside of the City’s
jurisdiction with alternative fee programs. Since these properties
may not be required to pay their fair share of infrastructure costs,
the difference will need to be funded by other funding sources (e.g.,
grants, additional City contributions, etc.).
2 Excludes acreage associated with roads, setbacks, creeks, and
other features.
ATTACHMENT 8Item 2
Packet Page 120Packet Page 120
Ordinance No. 1658 (2019 Series) Page 8
EXHIBIT 2
O 1658
4.2.2 Service Commercial
Areas designated Service Commercial are generally for storage, transportation, and
wholesaling type uses, as well as certain retail sales and business services that may be less
appropriate in other commercial designations. Refer to Table 4.3 for specific uses permitted
on land designated Service Commercial.
The redevelopment of the site of the Hidden Hills Mobilodge Mobile Home Park and
recreational vehicle storage at 650 Tank Farm Road shall be limited to a commercial and
residential mixed-use development with a predominantly residential component.
4.2.6 Medium Density Residential (R-2)
The Medium-Density Residential designation is for the new housing in Avila Ranch.
Development of R-2 units in the Avila Ranch area will be primarily 4-pack, 6-pack and
cluster units that will create small lot detached single family units. Total R-2 development
in the Avila Ranch area is projected to be approximately 300 to 310 dwelling units on 34
acres, with maximum potential development of 12 units per net acre pursuant to SLO
Zoning Code Chapter 17.26. The R-2 units may be in several different configurations, and
development shall comply with the design standards in the Avila Ranch Development Plan.
The R-2 portions of the project will be oriented to provide small-lot housing with housing
sizes and corresponding initial sales prices aimed at those families with incomes equal to
120 percent to 160 percent of City Median Household income. See Policy 4.2.12.
ATTACHMENT 8Item 2
Packet Page 121Packet Page 121
BLANK PAGE
This page is intended to be blank so that you can print double-sided.
Packet Page 122Packet Page 122
650 Tank Farm Road
ARCH-0755-2019
Applicant: Agera Grove Investments, LLC.
Representative: RRM Design Group
Review of the 650 Tank Farm –
Mixed Use Project
October 14, 2020
Previous Review
▪Planning Commission (2018) and City Council
(2019) Review
▪Approved AASP and GP amendments, conversion
impact report, and IS/MND
▪Provided 11 directional items regarding design
2
Commission’s Purview
▪Review project for consistency with the General
Plan, Zoning Regulations, Community Design
Guidelines (CDG), and applicable City development
standards and guidelines.
3
Project Location
4
SITE
Project Description
▪12.75-acre site; part of approved AASP
▪Designated and zoned C-S (Service
Commercial) under AASP
▪Currently mobile homes and RV storage
▪Surrounding Uses
▪East: Orcutt Creek, parking for Damon-Garcia Sports
Fields, and the SESLOC Federal Credit Union
▪West: Acacia Creek, gravel parking area
▪North: Damon-Garcia Sports Fields
▪South: Tank Farm Road
5
Project Description
▪Architecture: Contemporary
▪Design Details: Balconies, covered porches,
awnings, ample windows
▪Materials: Brick and stone veneers, fine sand
finished stucco, metal railings
▪Colors: Generally neutral earth-tones that
complement the stone and brick materials,
including white, beige, slate blues, and greys.
6
Project Description
7
Site Details Proposed Allowed/Required
Building Setbacks
Front Yard
Side Yard
Rear Yard
> 16 feet
~3 feet (east) and 35 feet (west)
12 feet
16 feet
None Required
None Required
Acacia Creek Setback 35 feet 35 feet
Orcutt Creek Setback ~ 50 feet 35 feet
Maximum Height of Structures 34.75 feet 36 feet
Density 196.5 242.4
Affordable Housing 20 units (moderate-income)
19 units (low and very low)
39 units
Building Coverage (includes parking
and driveways)
23.6%90%
Floor Area Ratio (FAR)0.57 0.6
Minimum Landscaped Space 27.5%10%
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
438
41 EV Ready; 190 EV Capable
56 short-term/ 482 long-term
20
408
41 EV Ready; 190 EV Capable
56 short-term / 481 long-term
20
Project Site Plan
8
Project Rendering
9
Consistency with City Regulations
▪General Plan
▪AASP
▪ALUP
▪Zoning Regulations
▪Community Design Guidelines
10
Consistency with City Regulations
Discussion Item: In-unit bicycle parking
▪Required long-term bicycle parking is proposed
within residential units, including the second and
third floor units.
▪Staff has identified this may be a challenging
location to park bicycles.
▪The Planning Commission should discuss the
proposed plan long-term bicycle parking
locations.
11
Previous Review
▪Planning Commission (conceptual)
▪Provided 11 directional items regarding design
▪Tree Committee
▪Recommended approval of tree removal and
replanting
▪Condition of Approval #10
▪Architectural Review Commission
▪Recommended approval
▪Direction related to articulation/massing of townhomes
12
ARC Direction Response
13
ARC Direction Response
14
ARC Direction Response
15
Environmental Review
16
▪Mitigated Negative Declaration (MND)
▪Adopted: February 5, 2019;
▪The proposed mixed-used project is consistent with the
conceptual mixed-used project evaluated in the adopted
MND;
▪No further CEQA analysis is required.
17
18Multimodal Circulation
19Multimodal Circulation
20Multimodal Circulation
21Multimodal Circulation
Multimodal Circulation
22
CEQA Updates: Transition from LOS to VMT
23
Recommendation
▪Adopt the Draft Resolution (Attachment 1) approving
the architectural review based on findings and
conditions.
24
Questions/Comments
25
26
27
Design Details
▪Contemporary architecture
▪Four-sided articulation
▪Outdoor seating areas, pool, and clubhouse
▪Tot lot, community garden, seating areas
▪Landscaped pedestrian pathways
▪Decorative paving and landscaping
▪Screened trash enclosures
▪Decorative lighting
28
Building Elevations –2-Bed Townhomes (A)
29
Building Elevations –Studios/1-Bed (B)
30
Building Elevations –2-Bed Flats (C & D)
31
Building Elevations –1 & 2-Bed Flats (E)
32
Building Elevations –2-Bed Townhomes (F)
33
Building Elevations –Clubhouse (G)
34
Building Elevations –Commercial (H)
35
Materials and Colors
▪Fine sand stucco
▪Brick and stone veneers
▪Metal railings
▪Two color schemes
▪Neutral earth tone colors complimentary to stone and brick
veneer
36
37
38
39
40
41
650 TANK FARM RD
PLANNING COMMISSION PRESENTATION
OCTOBER 14TH , 2020
Pam Ricci and Scott Martin
Presented by:
▪Project has been in City review process for 4.5 years
▪Unanimous support from ARC that project complies with
the Community Design Guidelines
▪Goal tonight –Planning Commission adopt Resolution
approving the development plan
SITUATION & PROJECT HISTORY
SITE PLAN
Focused on amenities –Central green spine and surrounding open space
CLUBHOUSE SITE AMENITIES
Resort level amenities at home
MEADOW SITE AMENITIES
A natural place to relax
MULTI-MODAL
CIRCULATION
TANK FARM ROAD IMPROVEMENTS
Encourages safe multi -modal transportation
Tank Farm Road Section A
ACACIA CREEK CROSSING
Pedestrian, bicycle, and emergency vehicle access
Existing creek crossing
Damon Garcia Sports Fields bridge
Acacia Creek
ARCHITECTURAL CONTEXT
A Special place in SLO
ARCHITECTURAL DESIGN
Tank Farm frontage
ARC DIRECTION
-RESIDENTIAL
▪Rear of previous
design needs more
articulation
▪4-sided architecture
▪More movement
▪Explore window
recesses/stair towerprevious design current design
CLUBHOUSE
Amenity rich development, clubhouse at center
▪Provide more detailed
plan
▪Explain why not all
walls have windows
ARC DIRECTION -CLUBHOUSE
CLUBHOUSE
Amenity rich development, clubhouse at center