HomeMy WebLinkAboutItem 4b. 1146 Farmhouse (SBDV-0781-2021)
PLANNING COMMISSION AGENDA REPORT
SUBJECT: REQUEST TO SUBDIVIDE AN EXISTING 5.09-ACRE PROPERTY INTO A
TWO LOT COMMERCIAL SUBDIVISION (SLOAL 21-0025), WITH AN EXCEPTION
FROM THE SUBDIVISION REGULATIONS FOR THE MINIMUM STREET FRONTAGE
OF 0 FEET, WHERE 40 FEET IS NORMALLY REQUIRED.
PROJECT ADDRESS: 1146 Farmhouse Road BY: Kyle Bell, Associate Planner
Phone Number: 805-781-7524
Email: kbell@slocity.org
FILE NUMBER: SBDV-0781-2021 FROM: Tyler Corey, Deputy Director
RECOMMENDATION
Adopt the Draft Resolution (Attachment A) approving the project and associated
Addendum to the Senn-Glick IS/MND, based on findings and subject to conditions of
approval.
SITE DATA
Applicant
Representative
Zoning
General Plan
Site Area
Environmental
Status
Farmhouse Development, LLC
Carol Florence & Emily Ewer
C-S-SP (Commercial Services) within
the Airport Area Specific Plan
Services & Manufacturing
~5.09 acres
Addendum to the Mitigated
Negative Declaration (MND) (ED01-
273) adopted for the Senn-Glick
Conditional Use Permit and Master
Development Plan (D000336D).
SUMMARY
The applicant has applied for a Tentative Parcel Map (SLO AL 21-0025) to create two
parcels from one existing parcel (APN 076-511-038). The existing property contains an
existing two-story commercial office development occupied by the Tri-Counties Regional
Center, which will remain in place. The project site is located in the Commercial Services
(C-S-SP) zone, within the recently annexed East Airport Area , and the parcel is located
within the Airport Area Specific Plan (AASP). No changes to the zoning or land use
designations are proposed.
Meeting Date: 2/9/2022
Item Number: 4b
Time Estimate: 30 Minutes
Page 183 of 222
Item 2
SBDV-0781-2021 – 1146 Farmhouse Road
Planning Commission Report – February 9, 2022
The proposed minor subdivision includes a requested exception to the Subdivision
Regulations for the lot frontage requirements for Parcel 2, which do es not provide any
direct access to the street, however, an access easement is proposed to connect Parcel
2 to Farmhouse Road through existing developed portion of Parcel 1 (Attachment B,
Project Description).
The project includes division of a 5.09-acre parcel into two parcels 2.55 acres/111,078
sq. ft. (Parcel 1), and 2.54 acres/110,642 sq. ft. (Parcel 2) (Attachment C, Tentative
Parcel Map). Parcel 1 currently contains the existing commercial office development. No
development is proposed as part of the project, it is assumed that Parcel 2 would
ultimately be developed into a commercial service development, similar to other adjacent
properties.
1.0 PLANNING COMMISSION’S PURVIEW
In most cases, a minor subdivision is reviewed by the Subdivision Hearing Officer.
However, when exceptions are requested, the City’s Subdivision Regulations require the
Planning Commission to act on the project (§16.04, Table 1). The Planning Commission’s
role is to review the project in terms of consistency with the General Plan and Subdivision
Regulations, and take final action on the subdivision application (SBDV-0781-2021).
General Plan: https://www.slocity.org/government/department-directory/community-
development/planning-zoning/general-plan
Subdivision Regulations: https://sanluisobispo.municipal.codes/Code/16
2.0 BACKGROUND
The 5-acre property is within the East Airport area recently annexed by the City of San
Luis Obispo (ANNX-2030-2018). The annexation was approved by the City and Local
Agency Formation Commission in late 2020.
The original commercial property, tract improvements, and many of the properties in the
annexed area were developed prior to the annexation subject to the County’s
development review and permitting process. The original development within the County
anticipated eventual annexation to the City, therefore infrastructure was designed and
installed for general compatibility with City standards. The Annexation Agreement for the
area stipulated specific utility infrastructure improvements for utility service connecti ons,
roadway improvements, and acceptance of the road right-of-way. Annexation public
improvements plans have been submitted to the City for approval and permitting. The
pending annexation improvements do not materially impact the existing physical
conditions of the subject property or proposed subdivision.
On May 23, 2003, the County of San Luis Obispo issued a Mitigated Negative Declaration
(MND) (ED01-273) for the Senn/Glick Conditional Use Permit (D000366D). The Senn -
Glick development area is comprised of three parcels totaling ten acres and included a
master plan development that consists of 180,000 square feet (SF) of commercial area
throughout three separate buildings with various components of shared infrastructure
(e.g., access and stormwater) across the parcels.
Page 184 of 222
Item 2
SBDV-0781-2021 – 1146 Farmhouse Road
Planning Commission Report – February 9, 2022
In 2012, the first 20,000 SF building was completed on the subject property. The existing
building is currently occupied by Tri-Counties Regional Center and is intended to remain.
The annexation included the 180,000 SF of development potential for the Senn-Glick
properties, and the existing 5.09 acre parcel was allotted 93,977 SF of building floor area.
The proposed subdivision will maintain consistency with the annexation development
potential by proportionally dividing the allotment of the commercial building area across
the two parcels.
3.0 PROJECT STATISTICS
Table 1: Project Site Information
Site Size ~5.09 acres
Present Use & Development Government Office – Tri-Counties Regional Center
Topography Relatively flat with gentle slopes
Parcel 1 – 2.7% Average Cross Slope
Parcel 2 – 2.5% Average Cross Slope
Access Farmhouse Road
Surrounding Use/Zoning North: Outside City Limits (Single-Family Residences)
South: C-S-SP (Warehousing & Distribution)
East: Outside City Limits (Single-Family Residences)
West: C-S-SP (Undeveloped Land)
Table 2: Subdivision Lot Dimension Requirements (AASP)
C-S zone
Min. Lot
Area
(sq. ft.)
Min. Width
(feet)
Min. Depth
(feet)
Min. Width
to Depth
Ratio
Min. Street
Frontage
(feet)
Requirement 9,000 60 100 3:1 (max) 40
Parcel 1 ~111,078 332 333 1:1 332
Parcel 2 ~110,642 332 332 1:1 0
4.0 PROJECT ANALYSIS
The proposed project must conform to the standards and limitations of the Zoning
Regulations, Airport Area Specific Plan, and Engineering Standards and be consistent
with the applicable Community Design Guidelines. Staff has evaluated the project’s
consistency with relevant requirements and has found it to be in substantial compliance,
as discussed in this analysis.
4.1 Consistency with the Airport Area Specific Plan
The AASP encourages infill opportunities through compact development of undeveloped
lots or redevelopment of currently developed lots. The AASP also establishes
development standards for commercial subdivisions, including lot sizes and floor area
ratios. The proposed project provides for a new commercial parcel to accommodate infill
development of an existing underutilized property and is consistent with the subdivision
standards and the intent of the AASP, except for the lot frontage requirements, which are
discussed in greater detail in the next section.
Page 185 of 222
Item 2
SBDV-0781-2021 – 1146 Farmhouse Road
Planning Commission Report – February 9, 2022
4.2 Consistency with the Subdivision Regulations
The project site has enough area to divide the property into two parcels in compliance
with the strict application of the Subdivision Regulations, however, the property is of such
size that it is impractical/undesirable, in this particular case, to conform to the strict
application of the standards codified in Section 16.18.030 Table 3 for lot frontage
requirements. An exception is necessary for Parcel 2 from the 40-foot lot frontage
requirement to provide shared access through the existing drive aisle, where strict
compliance with the Subdivision Regulations would result in illogical lot patterns that
places unnecessary and undesirable constraints on future development of the site . Full
conformance with the frontage requirement would result in a new driveway approach on
a portion of the property with a steep slope requiring significant grading , which is
unnecessary as the property is capable of sharing access through the existing drive aisle.
The project site is within an already developed commercial subdivision representing an
infill development opportunity. The proposed exception is minor in nature where access
from Farmhouse Road can easily be accomplished through a shared private drive aisle.
The resulting parcels will be consistent with the size, density, and development pattern of
the neighborhood and can accommodate the existing and proposed site improvements
without exceptions to the City’s property development standards.
Staff has evaluated the proposed parcel map for conformity with the intent of the required
findings for an exception to lot frontage dimensions as identified in the City’s Subdivision
Regulations (16.23.020.A). No development is proposed at this time, and the resultant
parcels and proposed easements would leave the two parcels with adequate on-site
access for the anticipated future development of a commercial development.
5.0 CONSISTENCY COVID-19 ORDERS & CURRENT FISCAL CONTINGENCY PLAN
This activity is presently allowed under the State and Local emergency orders associated
with COVID-19. This Project and associated staff work will be reimbursed by the
Developer directly or indirectly through fees and therefore consistent with the guidance
of the City’s Fiscal Health Contingency Plan.
6.0 ENVIRONMENTAL REVIEW
On August 23, 2005, the City Council certified the FEIR for the AASP through Council
Resolution No. 9726 (2005 Series). On March 17, 2020, the City Council approved the
IS/MND for the East Airport Annexation through Resolution No. 11103 (2020 Series),
which evaluated the annexation of the East Airport and Senn-Glick properties and
associated infrastructure improvements. As proposed, the project is consistent with the
Airport Area Specific Plan (AASP) and associated Final Environmental Impact Report
(FEIR) and the IS/MND for the East Airport Annexation (ANNX-2030-2018).
In 2003, the County of San Luis Obispo adopted a Mitigated Negative Declaration (MND)
(ED01-273) for the Senn/Glick Conditional Use Permit (D000366D), inclusive of the
project site. The Senn-Glick development area is comprised of three parcels totaling ten
acres and included a master plan development consisting of 180,000 square feet of
commercial area throughout three separate buildings with various components of shared
Page 186 of 222
Item 2
SBDV-0781-2021 – 1146 Farmhouse Road
Planning Commission Report – February 9, 2022
infrastructure (e.g., access and stormwater) across the parcels. The IS/MND also
assumed full disturbance of the site. In 2012, the first 20,000-sf building was completed
on the subject property. The existing building is currently occupied by Tri-Counties
Regional Center and is intended to remain.
The proposed subdivision will maintain consistency with the development potential
identified in the adopted Senn-Glick IS/MND by proportionally dividing the allotment of
the commercial building area across the two parcels and would not increase development
floor area or area of disturbance as identified in the adopted IS/MND . The project does
not include any changes within or around the drainage and detention basin along the
northwestern edge of the site. The project does not include any changes from the previous
approvals that would have any effect on the existing easements associated with the
existing developed property.
An Addendum (Attachment D) has been prepared to address the minor modifications to
the project, including the creation of a new lot and associated potential development of
an additional building (no development is currently proposed). As proposed, full build-out
of the Senn-Glick area would not exceed the originally approved and evaluated 180,000
square feet of floor area (93,977 specific to the project site). Because the proposed
subdivision would not result in an increase in overall development potential or site
disturbance, and there are no new significant impacts or mitigation measures as a result
of the project, an Addendum is the appropriate CEQA document.
In addition, the project is consistent with and subject to all mitigation measures adopted
as part of the AASP FEIR and Senn-Glick IS/MND that are applicable to the proposed
project, which are carried forward and applied to the proposed project to effectively
mitigate the impacts that were previously identified (Attachment E, CEQA Mitigated
Negative Declaration Compliance Summary). No Supplemental Environmental Impact
Report is required pursuant to Public Resources Code §21166 and State CEQA
Guidelines Section 15162 because: 1) the project changes are minor and do not result in
new or more severe environmental impacts; 2) the circumstances under which the project
is undertaken do not require major changes to the adopted Mitigated Negative
Declaration; 3) the modified project does not require any new mitigation measures and
the project will comply with all applicable previously-adopted mitigation measures.
7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including
Planning, Engineering, Transportation, Building, City Arborist, Utilities, and Fire. Staff has
not identified any unusual site conditions or circumstances that would require special
conditions. Other comments have been incorporated into the draft resolution as
conditions of approval.
Page 187 of 222
Item 2
SBDV-0781-2021 – 1146 Farmhouse Road
Planning Commission Report – February 9, 2022
8.0 ALTERNATIVES
1. Continue project. An action to continue the item should include a detailed list of
additional information or analysis required to make a decision.
2. Deny the project. An action denying the application should include findings that
cite the basis for denial and should reference inconsistency with the General Plan,
Subdivision Regulations, Zoning Regulations or other policy documents.
9.0 ATTACHMENTS
A. Draft Resolution
B. Project Description
C. Tentative Parcel Map (SLOAL 12-0025)
D. Addendum to Senn-Glick IS/MND
E. ED01-273 - MND Compliance Summary
Page 188 of 222
RESOLUTION NO. PC-XXXX-2022
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A TENTATIVE PARCEL M AP TO CREATE TWO PARCELS
FROM ONE EXISTING LOT (SLO 21-0025), WITH AN EXCEPTION
FROM THE SUBDIVISION REGULATIONS FOR THE MINIMUM STREET
FRONTAGE OF 0 FEET, WHERE 40 FEET IS NORMALLY REQUIRED,
AND ASSOCIATED ADDENDUM TO THE ADOPTED SENN-GLICK
IS/MND PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA), AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED FEBRUARY 9, 2022 (1146 FARMHOUSE,
SBDV-0781-2021)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
web based public hearing on February 9, 2022, pursuant to a proceeding instituted under
SBDV-0781-2021, Farmhouse Development, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly
considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearing were made at the time and in the
manner required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to
the project (SBDV-0781-2021), based on the following findings:
1. The design of the tentative parcel map is consistent with the General Plan because
the proposed subdivision is consistent with the development pattern established in
the neighborhood and the resulting parcels allow for commercial development with
sufficient access through a shared drive aisle.
2. The site is physically suited for the type of development allowed in the C-S zone,
since the resulting parcels require minimal exceptions to the Subdivision
Regulations and resulting development will be subject to consistency with the
development standards of the Airport Area Specific Plan and Zoning Regulations.
3. The design of the subdivision will not conflict with easements for access through
(or use of property within) the proposed subdivision since all resulting parcels will
have adequate access from Farmhouse Road through a shared drive aisle.
Page 189 of 222
Resolution No. PC-XXXX-22
1146 Farmhouse Road, SBDV-0781-2021
Page 2
4. The property to be divided is of such size that it is impractical/undesirable, in this
particular case, to conform to the strict application of the standards codified in th e
Subdivision Regulations because the design will result in a more efficient use of
the land. An exception is requested to use a shared access aisle for the new
parcels rather than the creation of new driveways or illogical lot pattern
configurations intended to simply conform to the lot frontage requirements.
5. The cost to the subdivider of strict or literal compliance with the regulations is not
the sole reason for granting the modification, because other findings are made to
support approval of the exceptions related to existing physical conditions of the
project site such as the existing development on the site, and steep slopes along
the east property line that are infeasible to accommodate a new drive aisle for the
sole purposes of complying with the frontage requirements.
6. The modification will not be detrimental to the public health, safety, and welfare, or
be injurious to other properties in the vicinity since the minor exception will provide
for a shared driveway access rather than a new individual driveway, and there are
several examples of similar subdivisions and development in the immediate
vicinity.
7. Granting the modification is in accord with the intent and purposes of the
Subdivision Regulations and is consistent with the General Plan because the
exceptions are consistent with other properties in the vicinity and the project does
not grant special privileges or modify allowable land uses within the existing C-S
zoning district.
SECTION 2. Environmental Review. In accordance with Section 15164 of the
State CEQA Guidelines, the City of San Luis Obispo has determined that an Addendum
to the Senn-Glick IS/MND is necessary to document minor changes that have occurred
in the project description since the IS/MND was adopted. The Addendum is approved
and no supplemental environmental document is required pursuant to Public Resources
Code §21166 and State CEQA Guidelines Section 15162 because:
1. The minor change to the project consists of the subdivision of an existing parcel
into two parcels and no development is currently proposed. Full build -out of the
subject site would not exceed the underlying assumptions identified in the adopted
Senn-Glick IS/MND, including maximum floor area and area of disturbance.
2. None of the following circumstances included in Section 15162 of the State CEQA
Guidelines have occurred which require a subsequent environmental document:
a. The project changes do not result in new or more severe environmental
impacts.
b. The circumstances under which the project is undertaken do not require major
changes to the adopted Mitigated Negative Declaration.
c. The modified project does not require any new mitigation measures and the
project will comply with all previously-adopted mitigation measures.
Page 190 of 222
Resolution No. PC-XXXX-22
1146 Farmhouse Road, SBDV-0781-2021
Page 3
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 approve tentative parcel map SBDV -0781-2021, allowing a
minor subdivision of one lot into two parcels at 1146 Farmhouse Road subject to the
following conditions:
Planning Division
1. All pertinent conditions, code requirements and mitigation measures applicable to
this project site per the County of San Luis Obispo adopted Mitigated Negative
Declaration (MND) (ED01-273) for the Senn/Glick Conditional Use Permit
(D000366D), as well as the Final Environmental Impact Report (FEIR) for the
Airport Area Specific Plan (AASP), and the MND for the East Airport Annexation
(ANNX-2030-2018). A full-size sheet shall be included in working drawings
submitted for a building permit that lists all mitigation measures applicable to the
project approval as Sheet No. 2. Reference should be made in the margin of listed
items as to where in plans requirements are addressed.
2. Prior to parcel map recordation, all affected parties must record an updated
agreement governing the shared driveway access, to the satisfactory of the
Community Development Director.
3. 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 within 20 feet of the front property line and screened
using a combination of paint color, landscaping and, if deemed appropriate by the
Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
Engineering Division – Public Works/Community Development Department
4. The subdivision shall be recorded with a parcel map. The parcel map preparation
and monumentation shall be in accordance with the City’s Subdivision
Regulations, Engineering Standards, and the Subdivision Map Act. The parcel
map shall use United States Customary Units in accordance with the current City
Engineering Standards.
5. Plans submitted final parcel map recordation, shall demonstrate consistency with
all requirements and engineering standards associated with the East Airport Pre -
Annexation Agreement adopted on March 17, 2020 (ANNX-2030-2018).
Page 191 of 222
Resolution No. PC-XXXX-22
1146 Farmhouse Road, SBDV-0781-2021
Page 4
6. The parcel map exhibits and legal descriptions shall be prepared by a Cali fornia
Licensed Land Surveyor or Civil Engineer authorized to practice land surveying.
7. If the scope of subdivision improvements does not include any public
improvements on site and does not require the extension of public water, sewer,
or storm drain mainlines, or the installation of street improvements, said
improvements may be shown on the building plans with the requirement for a
separate encroachment permit. Separate public improvement plans are not
otherwise required where the scope of work within the public right-of-way or areas
of dedications is limited to curb ramp, curb, gutter, sidewalk, bus stop upgrades,
and driveway approach repairs or replacements, and for utility abandonments or
new utility construction or connections.
8. A separate exhibit showing all existing public and private utilities shall be approved
to the satisfaction of the Community Development Director and Public Works
Director prior to recordation of the map. The utility plan shall include water, sewer,
storm drains, site drainage, gas, electricity, telephone, cable TV, water wells,
private waste disposal systems, and any utility company meters for each parcel if
applicable. The relocation of any utility shall be completed with proper permits
prior to recordation of the map. Utilities shall not cross proposed property lines
unless located within suitable easements. Easements, if proposed, shall be shown
on the parcel map or shall be recorded concurrently to the satisfaction of the
Community Development Director, Public Works Director and serving utility
companies.
9. Any easements including but not limited to provisions for all public and private
utilities, access, grading, drainage, construction, common driveways, and
maintenance of the same shall be shown on the parcel map and/o r shall be
recorded separately prior to map recordation if applicable. Said easements may
be provided for in part or in total as blanket easements.
10. Any shared improvements or utilities shall include a maintenance agreement or
other mechanism to clarify the maintenance responsibility between separate
owner’s or a Property Owner’s Association.
11. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to the satisfaction of the Public Works
Director prior to recordation of the map or shall be covered under a subdivision
improvement surety.
12. Plans submitted for final parcel map recordation shall include and/or dedicate a
ten-foot wide street tree easement and a ten -foot wide public utility easement
(P.U.E.) across the frontage of each lot, as needed. Said easement shall be
adjacent to and contiguous with all public right-of-way lines bordering each lot.
Page 192 of 222
Resolution No. PC-XXXX-22
1146 Farmhouse Road, SBDV-0781-2021
Page 5
13. The parcel map shall show and label all existing and proposed easements and
dedications including the existing dedication(s) for Farmhouse Lane.
14. Unless otherwise allowed for deferral by the Community Development Director,
separate utilities, including water, sewer, gas, electricity, telephone, and cable TV
shall be served to each parcel to the satisfacti on of the City and serving utility
companies. A private sewer main may be proposed to the satisfaction of the
Building Official, Utilities Engineer, and Public Works Director. Wire utilities to
new/future structures shall be underground.
15. The parcel map submittal shall include a summary drainage report to clarify the
existing and proposed drainage improvements, post -development drainage
impacts, and any proposal or requirements for drainage system upgrades for the
campus.
16. The developer/owner shall include an analysis of the drainage from the existing
impervious surfaces and any existing designed and/or passive water quality
treatment systems. The owner and engineer of record shall propose reasonable
and readily achievable water quality upgrades to treat the existing run-off prior to
discharge to the off-site receiving waters or stormdrain systems. The upgrades
may include mechanical systems or filter inserts. These upgrades are not subject
to the Post Construction Stormwater Regulations as promulgated b y the Central
Coast Water Board. The upgrades may require an O & M Manual and recorded
agreement to maintain the improvements.
17. Unless otherwise approved by the Public Works Department, future access to
Parcels 2 shall be through the common access easemen ts across Parcels 1 rather
than by direct access from Farmhouse Lane. Access rights shall be dedicated to
the City along Farmhouse Lane except at approved driveway locations shown on
the tentative map.
18. A separate notice of requirements shall be recorded in conjunction with the map
to identify any specific development conditions that may pertain to the
development or redevelopment of the proposed vacant or developed parcel.
19. A preliminary soils report is required in accordance with the Subdivision Map Act
and the City of San Luis Obispo Subdivision Regulations. The report is required
at the time of parcel map submittal and prior to map recordation. The report shall
be referenced on the map in accordance with the City’s Subdivision Regulations
and the Subdivision Map Act.
Page 193 of 222
Resolution No. PC-XXXX-22
1146 Farmhouse Road, SBDV-0781-2021
Page 6
Utilities Department
20. Water services are not permitted to serve development on multiple parcels. Plans
submitted for a building permit shall identify separate domestic and landscape
water meters shall be provided to each parcel in the proposed subdivision
consistent with the City’s Municipal Code.
21. Plans submitted for a building permit shall identify an 8-inch recycled water main that
must be placed within the public right of way and along the proposed frontage
improvements. If there is an existing recycled water main that was installed prior to
the property annexing into the City, the main can remain if it meets the City
specifications and pressure ratings.
22. The subdivision is within the City’s Recycled Water Master Plan area, however the
City’s recycled water distribution system may not be extended to Farmhouse Lane
for a few years. Applicant shall design the irrigation system of future proposed
projects to the standards described in the City’s Procedures for Recycled Water Use
so that recycled water may be used for irrigation of the site’s landscape when it is
available in the future. This includes providing the appropriate backflow prevention
device on the project’s domestic water services.
Fire Department
23. Plans submitted for parcel map recordation shall identify a dedicated minimum 20-
foot-wide fire access easement to the rear lot.
24. Plans submitted for parcel map recordation shall identify a utility easement for the
Fire lateral from the public way to the rear lot, to include a double backflow device
with Fire Department connection within 20 feet of the public way. Due to the
distance, on-site fire hydrants may be required, subject to the satisfaction of the
Fire Marshal.
Page 194 of 222
Resolution No. PC-XXXX-22
1146 Farmhouse Road, SBDV-0781-2021
Page 7
Indemnification
25. The applicant shall defend, indemnify and hold harmless the City and/or its agents,
officers and employees from any claim, action or proceeding against the City
and/or its agents, officers or employees to attack, set aside, void or annul, the
approval by the City of this project, and all actions relating thereto, including but
not limited to environmental review (“Indemnified Claims”). The City shall promptly
notify the applicant of any Indemnified Claim upon being presented with the
Indemnified Claim and the City shall fully cooperate in the defense ag ainst an
Indemnified Claim.
Upon motion of _______________________, seconded by
_______________________, and on the following roll call vote:
AYES:
NOES:
ABSENT:
RECUSED:
The foregoing resolution was adopted this 9th day of February 2022.
____________________________________
Tyler Corey, Secretary
Planning Commission
Page 195 of 222
Page 196 of 222
Tentative Parcel Map SLO-21-0025 Farmhouse Development, LLC
Oasis Associates, Inc. October 2021
1 of 1
Project Statement / Supplement
to the application for the proposed
Farmhouse Lane Parcel Map SLO-21-0025
1146 Farmhouse Lane
San Luis Obispo, CA 93401
APN 076-511-038
05 November 2021
I. INTRODUCTION
The proposed project is a 2-lot subdivision of a 5-acre commercial property within the newly annexed
“Senn Glick” properties located east of the San Luis Obispo County Airport and State Route 227. The
existing development in the southern portion of the property is to remain as-is. The subdivision will
allow for new ownership and opportunities for future commercial development on the north portion of
the property.
II. PROJECT TEAM
A. Applicant/Property Owner
FARMHOUSE DEVELOMENT, LLC
Mr. Clint Pearce
284 Higuera Street
San Luis Obispo, CA 93401
805-543-0300
clint@madonnainn.com
B. Applicant’s Agent
OASIS ASSOCIATES, INC.
C.M. Florence, AICP & Emily Ewer, AICP
3427 Miguelito Court
San Luis Obispo, CA 93401
805.541.4509
cmf@oasisassoc.com
emily@oasisasso.com
C. Land Surveyor
MBS Land Surveys
Mr. Michael B. Stanton, PLS
3559 South Higuera Street
San Luis Obispo, CA 93401
805-594-1960
MStanton@mbslandsurveys.com
III. PROPERTY & PROJECT INFORMATION
A. Property information and Context
The Senn-Glick development area is comprised of three (3) parcels totaling ten (10) acres. In 2003, the
County approved a conditional use permit for a master plan development that included a total of 180,000
square feet (SF) of floor area in three (3) buildings with various components of shared infrastructure
(e.g., access and stormwater) across the parcels. In 2012, the first 20,000 square foot (SF) building was
completed on the subject property. (See Figure 1. Subject Property) The building is currently tenanted
and intended to remain “as-is” for purposes of this application.
Page 197 of 222
Tentative Parcel Map SLO-21-0025 Farmhouse Development, LLC
Oasis Associates, Inc. October 2021
2 of 5
Table 1. Property Statistics
Address 1146 Farmhouse Lane, City of San Luis Obispo
APN 076-511-038
Parcel Size (acres) Senn-Glick Development = 78 acres±.
Existing Parcel = 5.09 acres±
Proposed Parcels = 2.55 acres± + 2.54 acres±
Zoning Designation Commercial Service with Specific Plan Overlay (C-S-SP)
Physical Characteristics Southern portion of property is developed northern portion of
property is vacant consisting of non-native grasses.
Existing Development 20,000 SF, 2-story office building
Airport Land Use Plan
– Safety Area
Zone 6; Traffic Pattern Zone
Average Slope* 5%
*Per County of San Luis Obispo’s GIS data
Figure 1. Subject Property
The surrounding area is characterized by commercial properties to the west and south and small
agricultural properties/rural residential to the north and east. The San Luis Obispo County Regional
Airport is west of the subject property on the other side of Broad Street/ State Route 227. The adjacent
zoning and uses include the following:
Table 2. Adjacent Property Zoning & Uses
Direction Zoning
North County Agriculture (AG) / Single Family Residence
East County Agriculture (AG) / Single Family Residence
South Commercial Service (C-S-SP)/ Office and warehouse (East Airport Commerce Park)
West Commercial Service (C-S-SP)/ Vacant (with shared-stormwater basin)
Senn-Glick Dev. Plan Area
(E) Basin
Subject Property
(P) Prop. Line
(E) Bulding
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B. Proposed Project
Tentative Parcel Map SLO21-0025 is a 2-lot subdivision created to evenly divide the existing parcel.
The southern Parcel 1 (2.55 acres) will contain the existing development with access and utility
easements provided to the northern Parcel 2 (2.54 acres). No additional development is proposed or
considered with the proposed subdivision.
The required utility connections for Parcel 2 were discussed and coordinated with the City Public
Works/Engineering and Utilities Departments during the June 10, 2021, pre-application meeting. Since
the ultimate development of Parcel 2 is unknown, utility loads and infrastructure sizing is undetermined.
Based on direction from City staff, the applicant is requesting utility connection and sub-outs be deferred
to the time of development for Parcel 2. Existing utilities and utility easements are depicted on the
tentative map.
The 10-acre site was designed for a shared stormwater system and drainage easements and maintenance
agreements were established, accordingly. Drainage and stormwater infrastructure components (e.g.,
storm drain inlets, pipes, and a detention basin) were installed with completion of the first building in
2012. This existing infrastructure and the Hydrology and Hydraulics Analysis Report, (Wallace Group,
2008) were reviewed and used as the basis for an updated Drainage Report (Walsh Engineering, 30 July
2021) provided with this application. The Drainage Report addresses the City’s Engineering Standards,
Waterway Management Plan, and Post-Construction Stormwater Management requirements for the full
10-acres of the former Senn-Glick properties. Since the drainage system is shared, the report includes
the proposed development on the adjacent parcels (APN 076-511-039, 076-511-040) which are being
submitted separately and independently from this land division application. The drainage design
includes development assumptions to account for and accommodate future development on the northerly
Parcel 2 of the subdivision.
C. Annexation and Entitlement History
The 5-acre property is within the area recently annexed by the City of San Luis Obispo (Annexation No.
81). The annexation was approved by the City and Local Agency Formation Commission in late 2020.
The annexation area included Senn-Glick area and East Airport Commerce Park. The City’s zoning of
the subject parcel – Commercial Service, is a consistent and similar zone to the County’s previous
Commercial Service land use designation.
The original commercial subdivision, tract improvements, and many of the properties in the annexed
area were developed prior to the annexation and processed through the County’s development review
and permitting. The original development within the County anticipated eventual annexation to the City,
therefore backbone infrastructure was designed and installed for compatibility with City standards. The
Annexation Agreement for the area stipulated specific utility infrastructure improvements for utility
service connections and acceptance of the road right-of-ways. Annexation improvements plans have
been submitted to the City for approval and permitting.
The pending annexation improvements do not materially impact the existing physical conditions of the
subject property or proposed subdivision. Annexation improvements on the subject property include the
following: exchange of the existing water meters for City meters; inspection of the existing sewer
lateral; and 400 SF of minor sidewalk repairs.
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The City’s annexation relied on the existing County entitlements and environmental review to establish
and confirm the development potential of the annexation area and related impact fees. The applicability
and compliance of the current project with the Mitigated Negative Declaration completed for the original
County Conditional Use Permit is provided as an attachment to this submittal.
The annexation included the 180,000 SF of development potential for the Senn-Glick properties,
previously entitled by the County’s Conditional Use Permit. The existing 5.08 acre parcel was allotted
93,977 SF of building floor area. The proposed subdivision will maintain consistency with the
annexation development potential by proportionally dividing the allotment to the two new parcels.
Environmental and transportation development impact fees for future development (or redevelopment)
are consistent with the building size allotment and have been satisfied with the analysis and agreements
completed as part of the annexation approval. Review under the City’s regulatory framework (e.g.,
Airport Area Specific Plan, Community Design Guidelines, Zoning Regulations and design review
processes are applicable to future development.
Table 3. Development Allotment
Pacel Size Building Development
Allotment (SF)
Parent Parcel 5.09 acres 93,977
Parcel 1 2.55 acres 47,082
Parcel 2* 2.54 acres 46,895
*Contains existing development of a 20,000 SF building and related improvements.
IV. CONFORMANCE TO REGULATIONS
The subject property is within the boundary of the Airport Area Specific Plan (AASP) and the San Luis
Obispo Regional Airport Land Use Plan. The proposed land division and configuration around the
existing development complies with applicable zoning and subdivision regulations with a minor
exception request described in section A below.
A. Parcel Size and Dimensions (AASP §4.4.1)
The proposed subdivision is consistent in size and configuration with the surrounding commercial
properties.
Table 4. Parcel Size and Dimensions
Minimum Requirement Proposed Dimensions
Parcel 1 Parcel 2
Area 9,000 SF 2.55 acres (111,078 SF) 2.54 acres (110,642 SF)
Width 60 ft 332 ft 332 ft
Depth 100 ft 333 ft 332 ft
Width to
Depth Ratio 3:1 (maximum) 1:1 1:1
Frontage 40 ft 332 ft 0 ft
The proposed subdivision includes an exception request to the minimum frontage requirements for
Parcel 2. As an alternative to a 40-foot frontage width flag lot configuration, the subdivision provides
easements for access and utility services to Parcel 2. This exception is requested to accommodate the
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Oasis Associates, Inc. October 2021
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existing development characteristics. The 10-acre Senn-Glick development was approved and designed
with a shared driveway access which exists today. There is existing parking, landscaping, irrigation, and
improvements for the existing building around the existing access. A flag lot at this point would bifurcate
these improvements from the development they serve. This disconnection would be inconsistent with
the overall goal of orderly development by complicating ownership, maintenance, and responsibilities
for the existing improvements. The proposed access and utility easements are contained within the
existing drive aisle which better maintains the arrangement and ownership of the existing development.
The proposed easement is consistent with existing adjacent parcel configuration and other parcels within
the annexed area.
B. Lot Coverage/ Floor Area Ratio (AASP §4.4.2)
The existing 2-story includes 20,000 SF of floor area. The building footprint and hardscape areas total
50,617 SF of coverage. On the proposed 2.55-acre/Parcel 1, the floor area ratio (FAR) of .45 and
coverage of 37% are well below the maximum 0.6 FAR and 90% lot coverage allowed by the Airport
Area Specific Plan. Future development of Parcel 2 would be designed in compliance with applicable
FAR and coverage requirements at the time of development.
C. Yards/Setbacks (AASP §4.4.4)
The subject property is zoned C-S which requires a 16-foot building setback from public street and 5-
foot setback for parking. There is a 0-foot setback requirement for side and rear yards. The existing
building complies with the AASP setback requirements, as the building setback from any existing or
proposed property line ranges from 80 to 140 feet. The existing parking area is also 40 feet from the
street property line. Future development of Parcel 2 would be designed in compliance with applicable
setback requirements at the time of development.
D. Height (AASP §4.4.6)
The existing building, at 28 feet in height, is below the allowed 36-foot height limitation in the C-S
zone. This building height is consistent with and below the height of adjacent buildings.
E. Airport Land Use Plan (updated March 26, 2021)
In March 2021, the Airport Land Use Plan (ALUP) was amended and restated. The amendments
included modifying the airport safety zones and noise mapping. To date, the ALUP update has not yet
been reflected in the Airport Area Specific Plan, therefore this section addresses the amended and
restated ALUP regulations. The project is within Safety Zone 6 traffic pattern zone which has a non-
residential density of 300 person per acre and 1,200 person per single acre. The existing office and other
typical commercial service uses have a non-residential density well below this threshold. The subject
property is outside the lowest CNEL-60 noise contour therefore extremely and moderately noise
sensitive uses are allowed without noise mitigations. (ALUP Table 4-1)
V. ATTACHMENTS
• Parcel Map SLO-21-0025, MBS Land Surveys, 15 July 2021
• Drainage Report, Walsh Engineering, 31 August 2021
• Mitigated Negative Declaration & Notice of Determination, County of San Luis Obispo, May
23, 2003
• Mitigation Measure Matrix Comparison, Oasis Associates, Inc., 05 November 2021
Page 201 of 222
Page 202 of 222
Page 203 of 222
Page 204 of 222
ADDENDUM TO INITIAL STUDY/MITIGATED NEGATIVE
DECLARATION ED01-273
1. Project Title: 1146 Farmhouse Road Two-Lot Subdivision (SBDV-0781-2021;
SLOAL 21-0025)
2. Lead Agency Name and Address:
City of San Luis Obispo
919 Palm Street
San Luis Obispo, CA 93401
3. Contact Person and Phone Number:
Kyle Bell, Associate Planner
Phone: (805) 781-7524
Email: kbell@slocity.org
4. Project Location: 1146 Farmhouse Road
5. Project Sponsor’s Name and Address:
Farmhouse Development, LLC
284 Higuera Street
San Luis Obispo, CA 93401
6. General Plan Designation: Services and Manufacturing
7. Zoning: C-S-SP (Commercial Services) within the Airport Area Specific Plan
8. Description of the Project:
The project consists of a Tentative Parcel Map (SLOAL 21-0025) to create two
parcels from one existing parcel (APN 076-511-038). The existing property
contains an existing two-story commercial office development occupied by the
Tri-Counties Regional Center, which will remain in place. The proposed minor
subdivision includes requested exceptions to the Subdivision Regulations for the
lot frontage requirements for Parcel 2, which does not provide any direct access to
the street, however, an access easement is proposed to connect Parcel 2 to
Farmhouse Road through existing developed portion of Parcel 1 (Attachment B,
Project Description).
The project includes division of a 5.09-acre parcel into two parcels 2.55
acres/111,078 sq. ft. (Parcel 1), and 2.54 acres/110,642 sq. ft. (Parcel 2)
(Attachment C, Tentative Parcel Map). Parcel 1 currently contains the existing
commercial office development. No development is proposed as part of the
project, it is assumed that Parcel 2 would ultimately be developed into a
commercial service development, similar to other adjacent properties.
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For the Senn-Glick Project
Page 2
9. Surrounding Land Uses and Settings: Single-family residences (outside City
limits); Warehousing and Distribution and undeveloped land (C-S-SP).
10. Project Entitlements Requested: Tentative Parcel Map - Two-lot subdivision.
11. Other public agencies whose approval is required: None.
INTRODUCTION
This document is an Addendum to the IS/MND prepared for the Senn-Glick Conditional
Use Permit, which included the evaluation of three buildings totaling 180,000 square feet
over three parcels totaling ten acres.
In 2003, the County of San Luis Obispo issued a Mitigated Negative Declaration (MND)
(ED01-273) for the Senn/Glick Conditional Use Permit (D000366D). The Senn-Glick
development area is comprised of three parcels totaling ten acres and included a master
plan development consisting of 180,000 square feet of commercial area throughout three
separate buildings with various components of shared infrastructure (e.g., access and
stormwater) across the parcels. In 2012, the first 20,000-sf building was completed on the
subject property. The existing building is currently occupied by Tri-Counties Regional
Center and is intended to remain.
The five-acre property is within the Airport Area Specific Plan and an area recently
annexed by the City of San Luis Obispo (ANNX-2030-2018). The annexation was
approved by the City and Local Agency Formation Commission in late 2020. The
annexation included the 180,000 square feet of development potential for the Senn-Glick
properties, and the existing 5.09 acre parcel was allotted 93,977 sf of building floor area.
The proposed subdivision will maintain consistency with the development potential
identified in the adopted Senn-Glick IS/MND by proportionally dividing the allotment of
the commercial building area across the two parcels.
This Addendum is intended to address the minor modifications to the project, including
the creation of a new lot and associated development potential of an additional building
where three buildings were originally proposed. As proposed, full build-out of the Senn-
Glick area would not exceed the originally approved and evaluated 180,000 square feet
(93,977 specific to the project site). Because the proposed subdivision would not result in
an increase in overall development potential and there are no new significant impacts or
mitigation measures as a result of the project and this updated analysis, an Addendum is
the appropriate CEQA document.
ADDENDUM REQUIREMENTS
The Addendum has been prepared in accordance with the relevant provisions of the
California Environmental Quality Act (CEQA) of 1970 (as amended) and the State
CEQA Guidelines. According to §15164(b) of the State CEQA Guidelines, an Addendum
to a Mitigated Negative Declaration (MND) is the appropriate environmental document
in instances when “only minor technical changes or additions are necessary or none of the
conditions described in Section 15162 calling for the preparation of a subsequent EIR
have occurred.” Section 15162(a) of the State CEQA Guidelines states that no subsequent
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Addendum to Initial Study/Mitigated Negative Declaration ED01-273
For the Senn-Glick Project
Page 3
Negative Declaration shall be prepared for a project unless the lead agency determines,
on the basis of substantial evidence in the light of the whole record, one or more of the
following:
(1) Substantial changes are proposed in the project which will require major
revisions of the previous EIR or Negative Declaration due to the involvement of
new significant environmental effects or a substantial increase in the severity of
previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the
project is undertaken which will require major revisions of the previous EIR or
Negative Declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant
effects; or
(3) New information of substantial importance, which was not known and could
not have been known with the exercise of reasonable diligence at the time the
previous EIR or Negative Declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in
the previous EIR or Negative Declaration;
(B) Significant effects previously examined will be substantially more
severe than shown in the previous EIR or Negative Declaration;
(C) Mitigation measures or alternatives previously found not to be
feasible would in fact be feasible, and would substantially reduce one
or more significant effects of the project, but the project proponents
decline to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different
from those analyzed in the previous EIR or Negative Declaration
would substantially reduce one or more significant effects on the
environment, but the project proponents decline to adopt the
mitigation measure or alternative.
This Addendum includes an introduction and a description of the proposed project as
they relate to the previously-approved project. Pursuant to CEQA Guidelines Section
15164(c) this Addendum does not require public circulation, and the City shall consider
this Addendum with the adopted MND as part of the approval of the updated project.
The CEQA documentation for this Project, including this Addendum and the previously
adopted IS/MND (ED01-273), is available for review at 919 Palm Street, San Luis
Obispo, California. It is also available on the City’s website at
https://www.slocity.org/government/department-directory/community-
development/documents-online/environmental-review-documents.
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Page 4
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
Environmental impacts associated with the development of the project site were
evaluated in IS /MND ED01-273. The IS/MND evaluated the development of the project
site and adjacent parcels, including three buildings totaling 180,000 square feet and
disturbance of the entire ten-acre area (inclusive of the project site). The adopted MND
identified potential significant, but mitigable to less than significant, impacts in the
following issue areas: aesthetics, air quality, geology and soils, hazards/hazardous
material, noise, public services/utilities, transportation/circulation, wastewater, and water.
The minor change to the project addressed in this Addendum consists of the subdivision
of an existing parcel into two parcels. No development is currently proposed, and full
build-out of the subject site would not exceed 93,977 sf of building floor area or the area
of disturbance anticipated for the underlying parcel. In addition, the previously-approved
annexation of the project site, including implementation of associated infrastructure
improvements that would connect the project site to City water and wastewater services,
would further reduce potential impacts related to water supply and wastewater discharge
as identified in the adopted IS/MND.
Based on the minor change to the project and consistency with overall development
assumptions identified in the adopted IS/MND, implementation of the two-lot
subdivision would not result in any new significant impacts, or increase the severity of
any previously-identified impact. The project is subject to all previously adopted
mitigation measures associated with the Senn-Glick IS/MND, in addition to mitigation
measures adopted with the Airport Area Specific Plan Final Environmental Impact
Report.
DETERMINATION
In accordance with Section 15164 of the State CEQA Guidelines, the City of San Luis
Obispo has determined that this Addendum to the Senn-Glick IS/MND is necessary to
document minor changes that have occurred in the project description since the IS/MND
was adopted. The preparation of a subsequent environmental document is not necessary
because:
1. The minor change to the project consists of the subdivision of an existing parcel into
two parcels and no development is currently proposed. Full build-out of the subject
site would not exceed the underlying assumptions identified in the adopted Senn-
Glick IS/MND, including maximum floor area and area of disturbance.
2. None of the following circumstances included in Section 15162 of the State CEQA
Guidelines have occurred which require a subsequent environmental document:
a. The project changes do not result in new or more severe environmental
impacts.
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For the Senn-Glick Project
Page 5
b. The circumstances under which the project is undertaken do not require
major changes to the adopted Mitigated Negative Declaration.
c. The modified project does not require any new mitigation measures and
the project will comply with all previously-adopted mitigation measures.
Attached:
1. Project Alignment Map
2. Initial Study/Mitigated Negative Declaration ED01-273
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Mitigative Negative Declaration ED01-273 for Senn/Glick Conditional Use Permit D000366D. 2003. County of San Luis Obispo. Page 1 of 12
Senn/Glick Conditional Use Permit (D000366D)
San Luis Obispo County (ED01-273) – Mitigation Measure Summary Table
05 November 2021
On May 23, 2003, the County of San Luis Obispo issued a Mitigated Negative Declaration (MND) and Notice of Determination for the Senn/Glick
Conditional Use Permit. Now that the properties have been annexed into the City of San Luis Obispo, there is an expectation that the original
environmental document would form the basis for any subsequent review of development projects. The MND-related Initial Study Checklist
determined that the following environmental factors did not have a “potentially significant impact” (i.e., no significant impact) and, therefore, no
mitigation measures were proposed. These environmental factors included: Ag Resources; Biological Resources, Cultural Resources,
Population/Housing, Recreation, and Land Use. The table below includes those environmental factors that the project could have a “potentially
significant impact” on, and the adopted mitigation measures. The compliance comment column identifies the applicability to future development with
the City for ease of reference.
We assume that minor technical changes to the MND will need to be made based upon revisions to CEQA over time. We anticipate that an
Addendum, pursuant to Section 21166 of CEQA Section 15162 of the State Guidelines, would be the appropriate vehicle to process future
development(s) based upon the conditions noted in the above sections. Finally, it is noteworthy that the Airport Area Specific Plan EIR also
contemplated these properties to ultimately be annexed and developed in the City.
MITIGATION MEASURE COMPLIANCE
COMMENT
AESTHETICS
V-1 Upon submittal of construction plans:
A. As per the Landscape Concept Plan (revised 12/13/02) prepared by Oasis Landscape Architecture
and Planning, all future structures shall show they will be landscaped to provide a 50% screening (at
plant maturity) as viewed from Highway 227 as provided in the landscape plan. Screening vegetation,
plant types, and locations, shall be: evergreen, fast-growing in clay soils (75% reaching maturity heights
within 5 years), and drought-tolerant or other County approved plant materials achieving a similar
result. Mature size and type of vegetation shall be in scale with the size and height of the proposed
structures. Plant types and locations shall be reviewed and approved by the county (Planning Dept.)
prior to issuance of construction plans. Tree species with mature heights greater than 40 feet shall
not be allowed (to minimize potential conflicts with airport operations);
Applicant to development,
as required.
B. All parking areas, water tank(s) and outside storage areas shall be landscaped to provide a 100%
screening (at plant maturity) as viewed from Highway 227. Screening vegetation shall be: sized to the
situation (e.g., 4-5 ft shrubs for parking areas, etc.), evergreen, fast-growing in clay soils, and
drought-tolerant.
Applicant to development,
as required.
C. All fencing should be minimized, but when needed shall use attractive materials. Applicant to development,
as required.
D. Where possible, structures (on-site or surrounding) shall be used to help screen parking areas as seen
from Highway 227 primarily, with secondary consideration given to screening from other streets;
Applicant to development,
as required. Page 211 of 222
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MITIGATION MEASURE COMPLIANCE
COMMENT
E. To minimize the visual impacts of proposed massing of structures, in addition to the proposed
landscaping, the exterior walls and metal canopies of the three structures located on Sites 1, 2 and 3
of the proposed development shall be painted according to the approved color board (prepared by
Pults & Associates). These darker, blending colors shall consist of the following: copper metallic (MBCI,
SIG- 300), Adobe (Dunn Edwards, SP 41) and Navajo white (Dunn Edwards, SP 60). All highway-
visible accessory structures over six feet tall shall use a similar or darker color palette.
May be Applicant to
development, as required.
F. All landscaping not needed for screening buildings or other structures shall be "low profile", where
long distance views through the site are maximized;
Applicant to development,
as required.
G. All landscaping materials and design shall be specified by a landscape architect and installed by a
qualified landscape contractor; all recommendations to maximize the success of the vegetation shall
be incorporated into the installation of this vegetation (e.g., soil amendments, etc.);
Applicant to development,
as required.
H. No portion of any structure, including roof-mounted equipment, shall exceed 35 feet. All roof-
mounted equipment shall not be visible as viewed from Highway 227, and as needed, shall be
architecturally screened (e.g. roof parapets, etc.);
Applicant to development,
as required.
I. All monument signage shall be low profile and no more than four feet eight inches in height.
Building, monument or other signage shall not be "backlit".
See City Sign Regulations
Chapter 15.40
V-2 All exterior lighting that could have a direct "line of sight" with surrounding residential development
shall be fully shielded, where none of the bulb or highly reflective portions of the light can be seen directly.
This shall be verified by the county prior to final inspection. All other exterior lighting shall be shielded and
directed downwards into the development. The height of light standards shall be no higher than
determined absolutely necessary for its specific application. Light intensity shall be no more than
determined necessary for safety purposes. Light sources shall be of energy efficient design (e.g., sodium-
based, metal halide, etc.). As a part of construction plan submittal, a lighting plan shall be submitted
for county review and approval that incorporates the above measures.
Development will comply
with §17.70.100 Lighting
and night sky preservation
V-3 All efforts will be made to create drainage basins that are shallow enough to avoid the need for
fencing. If fencing is required, such fencing shall be fully screened with evergreen and fast-growing
landscaping. Basin design shall be reviewed and approved by the County prior to issuance of
construction permit.
N/A. Basin completed with
first building development
(finalized in 2012).
V-4. The following areas will be fully screened from Highway 227: loading, service, storage, trash, recycling
collection areas, utilities. Wherever possible, landscaping shall be used to "soften" or enhance the
screened area.
Applicant to development,
as required.
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MITIGATION MEASURE COMPLIANCE
COMMENT
AIR QUALITY
AQ-1 During construction/ground disturbing activities, the applicant shall implement the following
particulate (dust) and ozone control measures. These measures shall be
shown on all applicable construction plans. In addition, the contractor or builder shall designate a person or
persons to monitor the dust control measures and to order increased watering, as necessary, to prevent
transport of dust off-site. Their duties
shall include holiday and weekend periods when work may not be in progress. The name and telephone
number of such persons shall be provided to the APCD prior to commencement of construction.
a. Reduce the amount of disturbed area where possible.
b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving
the site. Increased watering frequency will be required whenever wind speeds exceed 15 mph.
Reclaimed (non-potable) water should be used whenever possible.
c. All dirt stockpile areas should be sprayed daily as needed.
d. Permanent dust control measures, such as implementation of approved landscape plans, shall be
implemented as soon as possible following completion of any soil disturbing activities.
e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial
grading should be sown with a fast-germinating non-aggressive grass seed (e.g., native, barley)
and watered until vegetation is established.
f. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In
addition, building pads should be laid as soon as possible after grading unless seeding or soil
binders are used.
g. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should 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. (This measure has the potential to
reduce PM10 (particulate matter) emissions from this source by 7 to 14%).
h. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and
equipment leaving the site. (This measure has the potential to reduce PM10 emissions from this
source 40 to 70%).
i. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water
sweepers with reclaimed water should be used where feasible. (This measure has the potential to
reduce PM10 emissions from this source 25 to 60%).
j. Maintain equipment in tune per manufacturer's specifications.
k. Limit the cut and fill process to less than 2,000 cubic yards per day.
Construction activities to
comply with current APCD
control measures.
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MITIGATION MEASURE COMPLIANCE
COMMENT
AQ-2 At the time of application for construction permits, up to eight showers will be shown on plans
and installed as follows and made available to all employees of this development:
A. Prior to final inspection of the first building, install one (1) men's, women's or unisex shower/
dressing room on the ground floor, and the "stubbing in" for a second shower facility (to be used as
storage area until determined otherwise); this shall be easily accessible to all employees within the
development;
B. Prior to final inspection of the second building, install one (1) men's, women's or unisex shower/
dressing room on the ground floor, and the "stubbing in" for a second shower facility (to be used as
storage area until determined otherwise); this shall be easily accessible to all employees within the
development;
C. Upon completion of the first two buildings, one men's and one women's, or two unisex
shower/ dressing room(s) will exist.
D. Prior to final inspection of the third building, install one (1) men's and one (1) women's
shower/dressing room on the ground floor, and the "stubbing in" of plumbing lines for two (2) additional
shower facilities (one for men, one for women)(to be used as storage areas until determined
otherwise); these shall be easily accessible to all employees within the development;
E. Prior to final inspection, water meters shall be installed where shower usage can be measured.
Readings shall be taken once a month with a yearly summary - provided to APCD. Based on the
usage of these facilities, as determined necessary by APCD, applicant will convert storage areas to
shower facilities.
Current APCD mitigation
measures to apply based
upon City review.
AQ-3 At the time of application for construction permits, 10 bicycle spaces and four bicycle lockers
shall be shown within close proximity of customer and employee entrances, as determined appropriate by
APCD. Prior to occupancy, these items shall be installed. Other potential areas (for at least 12 lockers)
shall be identified on the plans for possible future installation (should the usage warrant additional lockers).
Locker usage shall be monitored by the applicant and APCD. As determined warranted by APCD,
additional lockers in these identified areas shall be installed by the applicant.
Bicycle parking to be
provided pursuant to the
§17.72.070 Bicycle parking
standards.
AQ-4 As a part of construction plan submittal, an APCD-approved trip reduction program shall be
submitted. The intent of the TRP will be to reduce parking requirements by 20%. The following is a partial
list of components to be considered in such a plan: providing APCD one point of contact (e.g., property
manager) for the entire development; requiring each business (e.g., through lease agreement) to designate
a specific employee responsible for implementing and following the TRP for their business, which may
include employee flex time (e.g., reducing work week from 5 to 4 days), providing biking facilities, education
of employers and employees on benefits of telecommuting, employee incentives (e.g., transit, rideshare or
carpooling subsidies), and feasible means to monitoring the TRP measures, etc. An enforcement
mechanism shall be included that meets APCD approval. All applicable components shall be shown on
construction plans.
Need to determine
applicability to
development.
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AQ-5 At the time of occupancy of the first unit and thereafter as new or additional uses are
proposed, an applicant-generated parking availability report shall be submitted to the county for review and
approval that demonstrates there is adequate parking for each use proposed per the Land Use
Ordinance. No additional business license approvals shall be issued, if approved development is shown
to exceed approved number of parking spaces. The applicant, or successor in interest, shall submit an
annual report to the county that identifies approved uses and their parking requirements per the LUO.
Parking to be provided
pursuant §17.72.030
Required parking spaces.
AQ-6 At the time of application for construction permits for tenant improvements, the applicant shall
show on all applicable plans the location of indoor and outdoor eating areas for employees. Initially,
outdoor facilities shall consist of two picnic tables, or equivalent, located in a pleasant setting. Plans shall
show where future expansion for two picnic tables, or equivalent, could be accommodated out of doors
should the initial facilities be fully used. At such time, this expansion area shall be improved with the
necessary furniture/accessories. Each business shall provide for or have access to refrigeration and
microwave facilities for employee use.
Applicant to development,
as required.
AQ-7 At the time of application for construction permits, the plans shall show what the minimum energy
requirements are and that the buildings' wall and attic insulation will be at least one level (10%) above Title
24 requirements.
Project to comply with
Clean Energy Choice
Program (See §15.04.110
Amendments to CA Energy
Code
AQ-8 At the time of application for construction permits, the applicable plans shall show that at least
two of the following energy efficiency measures will be incorporated into the project design:
A. Provide shade tree planting along the southern exposures of buildings to reduce summer cooling
needs;
B. Provide shade tree planting in parking lots to reduce evaporative emissions from parked cars;
C. Provide built-in energy efficient appliances, where applicable;
D. Provide double-paned windows;
E. Use sodium parking lot lights;
F. Use energy efficient interior lighting.
See comment to AQ-7..
Geology and Soils
GS-1 Prior to surface water leaving the site, it shall be first intercepted by properly sized hydrocarbon
separators/filters. Prior to occupancy, a commercial property owner's association, or some other
method/means approved by the county, shall be established to include a provision and financial means to
keep these separators/filters maintained on a regular basis and in good working order. These measures
shall be shown on all applicable improvement plans and approved by the county prior to grading/building
construction.
N/A. Completed with
recorded CC&Rs.
GS-2 As a part of-construction plan submittal, to minimize potential sedimentation to downstream resources, a
sedimentation and erosion control plan shall be prepared for all grading activities.
Applicant to development,
as required.
GS-3 Any disturbed areas shall be restored and revegetated as soon as possible. Applicant to development,
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as required.
GS-4 Prior to issuance of construction permits, applicant shall prepare a Storm Water Pollution
Prevention Plan (approved by Regional Water Quality Control Board) that includes Best Management
Practices. These measures shall be incorporated into the applicable construction plans.
Applicant to development,
as required.
Noise
N-1 At the time of construction plan submittal, per the noise analysis (Lord; May 2001), all loud
stationary equipment shall be located either: inside the building; west of Buildings 1, 2 or 3, where any
direct line of noise source would be blocked by one of these buildings; or fully within an enclosure designed
for noise reduction to acceptable levels. As a part of this submittal or as a part of all future business
license requests, use of any heavy machinery, such as milling machines, industrial blowers,
compressors, etc., shall be identified in the application. A supplemental noise report shall be included
showing the noise impacts and what, if any, special measures will be installed to reduce these impacts to
acceptable thresholds to surrounding residential development.
Applicant to development,
as required.
N-2 Roll-up doors on the north and east sides of Buildings 1 and 2 shall be kept closed during working
hours when not being used for loading. At such time that Building 3 is constructed, these doors may be
left open if internal noises will be sufficiently blocked by Building 3 to stay within acceptable property
boundary noise thresholds.
Applicant to development,
as required.
N-3 Prior to occupancy of any building, an acoustical analysis shall be performed (and submitted to the
County for review and approval) that shows adequate measures have been installed to be able to meet
acceptable interior noise levels relating to aircraft and airport operations.
Development to include
applicable noise level
reduction methodologies,
PUBLIC SERVICES
FIRE SAFETY
PS-1 The applicant has read CDF's 4/24/00 letter and agrees to incorporate these measures as a part of a
fire safety plan, prior to final inspection, including but not necessarily limited to: installation of a
commercial fire/life safety sprinkler system (monitored by licensed alarm company), providing portable fire
extinguishers, providing roof access from two points, providing at least 180,000 gallons exclusively for
stored fire water (1,500 gallons for 120 minutes) available at all times with water pressure between 20 and
150 psi, installation of several fire hydrants meeting CDF standards, providing minimum of 20' fire lanes
that are all-weather surfaces, and roads shall provide for at least a 30-ton load capacity (City of SLO Fire
Department requirement).
PS-2 Water delivery system for fire water should be designed with eventual connection to City of San Luis
Obispo water anticipated. Such provisions shall be shown on construction plans.
PS-3 As a part of construction plan submittal, the development will need to:
A. Identify what, if any, hazardous materials or wastes could result from the proposed uses. In addition,
the application shall identify how any such materials or wastes will be handled or stored on-site;
B. Work with GDF on the need for additional fire hydrants if development is more than 150 feet from
N/A per annexation.
Development to comply
with City Fire/Life/Safety
requirements.
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streets.
Transportation/Circulation
TR-1 Pre-realignment of Airport Drive west of Highway 227 - Should occupancy of this development
be approved prior to the County Airport realigning Airport Drive (southern access) with Tract 2368 northern
access road, the applicant shall install a median (or functional equivalent such as a right-in, right-out
triangle on Airport Drive) along Highway 227, if required by Caltrans. Such improvements should meet
Caltrans approval and design standards, to prevent left turns to or from Airport Drive onto Highway 227, if
required by Caltrans, this work shall be completed prior to occupancy. This shall remain in effect until such
time Airport Drive is realigned with project's access road and is signalized.
N/A. Road improvements
has been completed.
TR-2 Prior to occupancy or final building permit inspection, whichever occurs first, the following
traffic measures shall be completed, or financial arrangements made pursuant to a mitigation fee
program:
Completed with first
building development
(finalized in 2012). See
below.
A. Installation of the access road fronting the site to a 2/3 A-2 (urban) standard, minimum paved width to
be 26 feet (two 12-foot lanes plus a 2-foot shoulder adjacent to the curb); and from the site to
Highway 227, a 2/3 A-1 (rural) standard, minimum paved width to be 24 feet (two 12-foot lanes); all
within a minimum 40-foot dedicated right-of-way. Curb, gutter and sidewalk improvements are required
along the project side of the access road, along the frontage of the site only. Design of the access
road shall be consistent with the design and alignment that is shown for Tract 2368 and shall provide for
an ultimate cross-section of two 12-foot lanes, two 2-foot shoulders and one 12-foot center turn lane
in the segment between Highway 227 and the westerly access point to the Senn project.
N/A. Road improvement has
been completed.
B. Installation of 3" electrical conduit for future signalization of Highway 227 /Airport Drive (realigned
location) intersection along the Broad Street frontage of project access road.
N/A. Road improvement has
been completed.
C. The applicant shall enter into an "Agreement for Pro-Rata Share for Improvements" with Caltrans,
in which the applicant agrees to deposit $50,000, plus an inflation factor based on Caltrans
Highway Construction Cost Index, toward the signalization of the Highway 227/access road
intersection or pay an equivalent amount into a County Road Fee Program for Highway 227, if one
has been established for this area.
N/A. Completed with first
building development
(finalized in 2012). .
D. A signed Memorandum of Understanding between the Airport, Tract 2368 and the Senn
development shall be submitted to the County; it shall include a provision that specifies the location
of the intersection, which must align with Tract 2368.
N/A. Airport Master Plan
was modified and
developed, accordingly.
E. Installation of right-turn-in deceleration lane and right-turn-out acceleration lane on Highway 227 at
the access road intersection to the satisfaction of Caltrans.
N/A. Road improvement has
been completed.
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F. To address the cumulative effects of the project, the applicant shall do one of the following:
i. Payment of Road Improvement Fees to County Public Works if an impact fee program for this
area has been established under the authority of the Mitigation Fee Act and County
Ordinance No. 2379. Any capital improvements constructed by the applicant, which are
included in the calculation of the fees, or reports prepared by the applicant which are related
to the implementation of the impact fee program, shall be considered an "in-kind" contribution,
and credited against the amount that would otherwise be owed; or
ii. Enter into an "Agreement for Pro-Rata Share for Improvements" with Caltrans, in which the
applicant agrees to deposit $95,500, plus an inflation factor based on Caltrans Highway
Construction Cost Index, toward improvements as specified in Table 8 of the Traffic Impact
Analysis prepared for the project, or additional improvements listed in #27.F.iii below. Applicant
shall provide receipt or other written documentation from Caltrans that the funds have been
deposited. Any capital improvements constructed by the applicant, or reports prepared by the
applicant, which are related to the implementation of the cumulative mitigation measures, shall be
considered an "in-kind" contribution and credited against the amount that would otherwise be
owed; or
iii. Construct one or more of the following improvements and document that the total value of
improvements constructed equals or exceeds $95,500, plus an inflation factor based on Caltrans
Highway Construction Cost Index:
a. Southbound right-turn deceleration lane on Highway 227 at Crestmont Drive.
b. Two-way left-turn lane on Highway 227 between Crestmont Drive and Los Ranchos Road.
c. Extend the southbound right-turn deceleration lane on Highway 227 at Los Ranchos Road.
N/A. Completed with first
building development
(finalized in 2012). .
Any capital improvements constructed by the applicant, or reports prepared by the applicant, which are related
to the implementation of the cumulative mitigation measures, shall be considered an "in-kind" contribution and
credited against the amount that would otherwise be owed.
N/A. Road improvement has
been completed.
TR-3 Prior to installing any road improvements within Highway 227 right-of-way, an encroachment
permit shall be obtained from Caltrans.
N/A. Road improvement has
been completed.
TR-4 At the time any construction permit is submitted for approval (involving the establishment of
new buildings or outdoor use areas), a cumulative summary of all previously approved and pending
applications shall be submitted for the 68 acres known as the Senn/Glick development (D000336D) and the
Morabito/Burke development (Tract 2368 - see Figure 1). If the cumulative total (including the proposed
use) of approved and pending uses is greater than 450,000 square feet of gross floor area, a traffic signal
warrant analysis shall be conducted by the applicant for review by the County and Caltrans. When the
warrants for the installation of the traffic signal are met, the signal shall be installed at the Highway
227/project access
road/Airport Drive (realigned location) intersection prior to occupancy or final inspection (whichever occurs
first) of the proposed building(s). All monies previously collected by Caltrans/ MOU for this purpose shall
This mitigation was
superseded and incorporated
into the County’s State
Route 227 Corridor Traffic
Mitigation Program based
on the SLOCOG State
Route 227 Operations
Study.
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be provided to help offset the costs of the traffic signal.
TR-5 _ Prior to occupancy, and as a part of each business license request, the specific use and square
footage shall be identified with the calculated parking requirements. The development shall show how it is
incorporating the APCD-approved Trip Reduction Plan. A 20% credit will be applied towards parking with
adequate TRP compliance. This revised estimate will be added to previously approved business licenses on
the subject property. If the total for the entire development is greater than the approved parking spaces
(approximately 258), the use shall be revised or reduced so this total will not exceed the approved number of
spaces or additional on-site spaces constructed to provide for the proposed use. If this threshold is ever
reached prior to project achieving full occupancy, all subsequent development allowed shall only be uses that
have low parking lot requirements (1 employee or less per 2,000 square feet) or additional on-site parking
spaces may be constructed for the use. Additional uses will only be allowed when it can be shown the
additional parking needs will not exceed the approved parking space maximum.
Applicant to development,
as required., as required.
TR-6 At the time of application for construction permits, applicable plans shall show pedestrian access
being provided between the main building entrances and the primary street serving the development;
pedestrian access shall also be provided to adjacent development, where appropriate.
Applicant to development,
as required., as required.
AIRPORT SAFETY
TR-7 As a part of construction plan application submittal,
A. Electrical plans shall show how it will not interfere with navigation signals or radio communications
between aircraft and the airport;
B. All roof materials will be non-reflective;
C. All uses shall show how all exterior lighting will not conflict with airport lighting;
D. No portion of the structure, including roof mounted equipment, shall exceed 35 feet in height;
E. No landscaping, at maturity, shall exceed 40 feet in height;
F. As applicable, development shall meet and maintain the requirements of FAR 77 "Objects Affecting
Navigable Airspace";
G. A noise analysis shall be included, by a qualified expert, that shows how acceptable interior noise
levels will be met, per the Noise Element and Airport Land Use Plan. All applicable construction plans
shall show installation of these noise measures;
H. No uses shall be permitted that are not allowed in the most current Airport Land Use Plan.
Applicant to development,
as required.
TR-8 Prior to occupancy or final inspection of any structure, an avigation easement shall be
executed and recorded. This document shall be disclosed to all owners, potential purchasers, occupants,
potential occupants of the presence of the San Luis Obispo County Regional Airport and its associated
airport operation impacts prior to entering any contractual obligation to purchase, lease, rent, or otherwise
occupy any portion of this development. This document shall specify that no uses under this permit will be
allowed that could electrically interfere with airport communications.
Applicant to development,
as required.
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WASTEWATER
WW-1 Wastewater will be handled through an on-site treatment plant, off-site purveyor (Fiero Lane Water
Company), or by the City of San Luis Obispo (should the property be annexed) as approved by
Environmental Health and/or Regional Water Quality Control Board. If an off-site purveyor is used, it
must be clearly shown to the county that such a connection will not result in any significant direct or
secondary effects (e.g., pipe installation running through a riparian area or archaeological site; requiring
enlargement of existing pipes that are currently within sensitive resources; etc.). An on-site system shall
be based on no more than 500 employees (Katherman; Dec. 2001), and prior to occupancy of the first
tenant, an approved Wastewater Discharge Permit (if required) will be submitted to the county. This shall
include regular monitoring for potentially hazardous wastes. At that time, the applicant shall submit to the
county a permit or letter from APCD regarding the emissions relating to the operation of this system.
N/A per annexation and City
water service.
WW-2 All applicable construction plans shall show the location of the dry sewer line to be installed (for
eventual hook-up between development and a (future) city sewer main line). Pipe sizing shall be based
on the proposed project's 180,000 square foot maximum limit. The applicant shall work with the City of
San Luis Obispo to determine appropriate location(s) and any related infrastructure requirements to maximize
compatibility with city systems. This sewer line shall be installed prior to final inspection.
N/A per annexation and City
wastewater service.
WW-3 Notice shall be provided to all building tenants (and included in all lease/rental agreements) that
hazardous wastes will not be allowed into the wastewater system and locations of where these wastes can
be disposed of properly. Wastewater effluent shall be monitored regularly, as specified by RWQCB or
Environmental Health for hazardous wastes.
N/A per annexation and City
wastewater service.
Compliance with City
wastewater discharge
requirements.
WATER
W-1 Prior to occupancy,
A. The applicant shall provide sufficient evidence to the Environmental Health Division that an
acceptable water purveyor (including a Landowner's Water Association) has been established to
serve the development;
N/A per annexation and City
water service.
B. Water meters shall be installed at all water wells providing water to the proposed development
(potable and non-potable sources), as well as at each building. N/A per annexation and City
water service. Wells to be
abandoned.
C. All non-potable water lines shall be constructed in a manner that prevents any backflows to potable
water supply sources.
Applicant to development, as
required; in compliance with
the City’s Engineering
standards.
D. Any "brine" or otherwise unusable water resulting from certain filtering systems that are determined
needed to improve water quality (e.g., reverse osmosis) shall be used for non-potable applications
(e.g., toilets, etc.). If Environmental Health or RWQCB determine that the "brine" cannot be used as
a non-potable water use, this brine will be subtracted from the 5 acre-feet of water available for the
overall project.
N/A per annexation and City
water service.
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W-2 The water purveyor shall take monthly meter readings and provide to the county (Planning Dept. and
Environmental Health Division) a yearly summary which would include the following:
N/A per annexation and City
water service.
A. Monthly water levels reading from all water purveyor wells and pumpage consumed from all wells
and each approved development, including water used for irrigation or any water filtering system(s)
(e.g., reverse osmosis including brine, etc.);
B. Provide the areal extent of the mutual water company's boundaries (in acres).
C. Testing for volatile and synthetic organic compounds shall be conducted at intervals determined
appropriate by the Environmental Health Division.
D. Determine on a yearly basis that the leakage/loss within the water piping system is not greater than
15%. If the loss exceeds 15%, then the leaky section of pipe will be found and repaired-within 60
days of detection;
E. Monthly readings shall be made available upon request of the county or other prospective tenants of the
development.
W-3 All landscaping shall be drought tolerant. At a minimum, the following shall be used/installed prior to
final inspection/occupancy:
Applicable to future
development, and subject to
§17.70.220 Water efficient
landscape standards A. All landscape irrigation (except turf) shall employ low water use techniques (e.g., drip irrigation);
B. Turf shall be a warm-season variety and shall be used as an incidental component of the overall
landscape plan; and
C. Reclaimed water shall be used for all landscape water requirements (including all turf areas) if
available from on-site wastewater treatment. Periodic flushing with potable water (up to 10% of
estimated water requirements) may be allowed.
W-4 All water fixtures installed (including showers) that are not specified in the Uniform Plumbing Code
shall be of "ultra-low" flow design, where applicable.
Applicant to development, as
required.
W-5 The project's water analysis is based on the entire project using up to 5-acre feet per year (AFY) at
the time of full build-out and/or full occupancy. When a business license is submitted, all water uses
shall be specified, and the current project water consumption and extraction (water summary
information per item #2) quantified using acceptable "industry" averages, or similar project-specific
water data. At no time shall the cumulative water demand + the estimated future demand for the
project exceed the proposed usage of 5 AFY + 10% (totaling 5.5 afy).
N/A per annexation and City
water service.
W-6 Existing wells shall be used to monitor groundwater basin water levels. Readings shall be taken
quarterly and submitted to the county yearly.
N/A per annexation and City
water service.
W-7 Prior to approval of any business license submittal, should the water summary information
indicate that the existing development + any proposed development will use more than 10% over
the project's allocation (5 AFY) of area ground water, additional ground water analysis (prepared by
a qualified State-licensed geologist/hydrogeologist) shall be performed, using all existing well data,
to show that there is a long-term, sustainable water source, including during "severe" drought
periods. Additional water conservation measures or land use limitations may be necessary.
N/A per annexation and City
water service.
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W-8 Prior to issuance of construction permit of the first building, a master "Drought Water
Management Plan" shall be prepared to provide guidelines for how all future uses will be managed
during "severe" drought periods and submitted to the county for approval. This plan shall include,
but is not necessarily limited to:
N/A per annexation and City
water service.
a. the definition of a "severe" drought year (as defined by NOAA's Palmer Drought Severity method or
other similarly recognized methodology);
b. identification of general measures available to reduce indoor water usage (to be refined as needed
for each use approved);
c. identification of specific measures to be applied for landscape watering;
d. determination of appropriate early triggers to determine when "severe" drought conditions exist
and process for initiating additional water conservation measures;
e. discussion of an off-site water credit program where additional water availability would be credited
to the project for any "extra" reclaimed water from the package treatment plant (that is not used for
on-site landscaping) that would be delivered to surrounding development's landscaping.
Once it is determined that a "severe" drought condition exists, restricted (drought) water usage measures
shall remain in effect until it is shown satisfactorily to the county that the "severe" drought condition no
longer exists.
N/A per annexation and City
water service.
W-9 If the County determines that a "severe" drought condition exists (per the Palmer Index), it must be
shown, prior to any new business license approvals, that the cumulative project water use+ any
proposed development use, after applying all or some of the measures listed in the Drought Water
Management Plan, does not exceed a "drought" estimate of reduced water demand of 4.2 AFY. This
condition is intended to maintain a balance between safe yield (annual recharge) and annual water
consumption during a drought condition.
N/A per annexation and City
water service.
W-10 Upon submittal of a building permit, a county-approved water treatment system shall be included.
If any approved water filtering process (e.g., reverse osmosis, ) will result in water wastage (e.g.,
create brine) to create potable water, a separate secondary non-potable water line shall be incorporated
on all applicable plans where the "brine" will be used/blended for non-potable applications (e.g., toilets,
etc.) to the extent that all of the brine generated has been used.
N/A to future development.
Attachment: County of San Luis Obispo (Mitigated) Negative Declaration & Notice of Determination, May 23, 2003.
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