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Home My WebLink AboutItem 4b. 3490 Empresa Dr. (ARCH-0516-2021 & SBDV-0515-2021) PLANNING COMMISSION AGENDA REPORT SUBJECT: REVIEW OF A NEW TWO-STORY PROJECT CONSISTING OF 16,741 SF OF COMMERCIAL SPACE, THE PROJECT INCLUDES AN EXCEPTION TO THE FRONT YARD SETBACK, LOT COVERAGE LIMITATIONS, AND A 10% PARKING REDUCTION. ADDRESS: 3474 & 3490 Empresa Drive BY: Kyle Bell, Associate Planner Phone Number: 805-781-7524 Email: kbell@slocity.org FILE NUMBER: ARCH-0516-2021 & FROM: Tyler Corey, Deputy Director SBDV-0515-2021 RECOMMENDATION Adopt the Draft Resolution (Attachment A) approving the project, based on findings and subject to conditions of approval. SITE DATA SUMMARY The project consists of a new two-story office/warehouse structure that consists of 16,741 square feet, and is located within the Higuera Commerce Park Specific Plan. The project includes a front yard setback exception of 15 feet, where 20 feet is normally required for structures that exceed 20 feet in height, and an exception to allow a maximum lot coverage of 55% where normally limited to 50%. The project also includes a shared parking reduction of 10% to reduce the total parking between the two properties by 5 spaces, resulting in 46 shared spaces between the two uses where 51 spaces would normally be required. The proposed project includes partial site demolition of existing parking facilities on the 3474 Empresa property to provide for the new project and necessary site improvements such as site access upgrades, and associated landscaping (Attachment B, Project Plans). Applicant Richard Paul Zoning Commercial Retail (C-S-SP) within the Higuera Commerce Park Specific Plan General Plan Services and Manufacturing Site Area ~23,714 square feet Environmental Status Categorically exempt from environmental review under CEQA Guidelines Section 15332 (In-Fill Development Projects) Meeting Date: 3/23/2022 Item Number: 4b Time Estimate: 30 Minutes Page 101 of 215 Item 4b ARCH-0516-2021 & SBDV-0515-2021 – 3474 & 3490 Empresa Drive Planning Commission Report – March 23, 2022 The project also includes a lot line adjustment to modify the location of the property line between 3474 Empresa Drive and 3490 Empresa Drive to a ccommodate the proposed development plan (Attachment C, Tentative Lot Line Adjustment Map SLO 21 -0032). 1.0 PLANNING COMMISSION’S PURVIEW The Planning Commission’s role is to review the project for consistency with the General Plan, Zoning Regulations, Community Design Guidelines (CDG), Higuera Commerce Park Specific Plan (HCPSP), Subdivision Regulations and applicable City development standards. Planning Commission (PC) review is required for development projects that consists of 10,000 square feet or more (ARCH-0516-2021). Lot Line Adjustments (LLA) are typically reviewed by the Director, however, in accordance with Zoning Regulations Section 17.102.020.E (Multiple Permit Applications), the LLA has been included with the action before the PC to consider the project as a whole. 2.0 PREVIOUS REVIEW On November 15, 2021, the Architectural Review Commission (ARC) reviewed the project for consistency with the CDG and HCPSP (ARC Report 11.15.21). The ARC recommended that the Planning Commission find the project consistent with the CDG and HCPSP as presented (vote 5-0-2, Meeting Minutes). On February 28, 2022, the Tree Committee (TC) reviewed the proposed tree removals and compensatory planting plan (TC Report 10.25.21). The TC recommended that the PC find the project consistent with the Tree Removal Regulations with the requirement Figure 1: Rendering of project design from the corner of Empresa and Bonetti Drives. Page 102 of 215 Item 4b ARCH-0516-2021 & SBDV-0515-2021 – 3474 & 3490 Empresa Drive Planning Commission Report – March 23, 2022 that at least 50% of the required replacement be native species and 36-inch box with the remainder of the replanting of a minimum size of 15-inch box (vote 4-1-2, Draft Meeting Minutes – Attachment D). 3.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Setbacks Street Yard Corner Yard Side Yard 15 feet 15 feet 0 feet 20 feet 20 feet 0 feet Maximum Height of Structure 30 feet 35 feet Max Lot Coverage 55% 50% Floor Area Ratio 0.7 1.5 Minimum Landscaping 15.7% 15% Affordable Housing In-lieu fee On-site or In-Lieu fee Public Art In-lieu fee On-site or In-Lieu fee Vehicle and Bicycle Parking Number of Vehicle Spaces 46 (10% Reduction) 51 (Total Shared) Off-Street Loading 2 1 EV Ready Spaces EV Capable Spaces 3 6 3 6 Bicycle Spaces Short-term Long-term 5 3 2 5 3 2 Motorcycle Parking 1 1 *2019 Zoning Regulations, Subdivision Regulations & HCPSP (1997) 4.0 PROJECT ANALYSIS The proposed improvements must conform to the intentions, standards and limitations of the Zoning Regulations and Engineering Standards and be consistent with the applicable CDG and HCPSP. 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 General Plan The General Plan Land Use Element (LUE) provides policies for the Services and Manufacturing land use designation to provide a wide range of uses to meet the needs of the city and some demands of the region. Warehousing uses are specifically identified as appropriate within the Services and Manufacturing land use designation in accordance with LUE Table 1 (General Plan Land Use Designations and Develop ment Standards within the LUCE Planning Sub-area). Page 103 of 215 Item 4b ARCH-0516-2021 & SBDV-0515-2021 – 3474 & 3490 Empresa Drive Planning Commission Report – March 23, 2022 4.2 Consistency with the Zoning Regulations & HCPSP In accordance with Table 2-1 of the Zoning Regulations, warehouse uses are an allowed use within the C-S zone. The Zoning Regulations identify specific development standards and requirements for projects within the C-S zone (§17.36). The project design complies with the objective design criteria and performance standards for warehousing development and is consistent with the provisions and requirements for the C-S zone, except as those identified below (see also Section 3.0 Project Statistics). Front Yard Setback: The HCPSP requires a street yard setback of 20 feet for structures that exceed 20 feet in height within the C-S-SP zone, whereas the Zoning Regulations only require a 15 foot setback for a structure that exceeds 20 feet in height within the C- S zone. The request for the setback reduction is limited to only two 90 -square-foot portions of the corner architectural tower features that are located 5 feet within the 20 foot setbacks on Bonetti Drive and Empresa Drive. The applicant is request ing a setback reduction of 5 feet for these two tower elements that are inten ded as an architectural feature of the site providing prominence to the buildings entries. Zoning Regulations Section 17.70.170.D.2.a stipulates that a structure may provide a red uced front yard setback of up to 10 feet, subject to the required findings outlined under Section 17.108.040.A1. Staff has found the setback reduction request appropriate and consistent with the required findings because the setback exception will not provide any impacts to adjacent properties and the exception is consistent with the intent of the Zoning Regulations and the General Plan for development in the C -S zone, as outlined in the Draft Resolution (Attachment A). Lot Coverage: The HCPSP requires a maximum lot coverage of all buildings on a site not to exceed 50 percent of the total lot area, except where specifically approved by the ARC. Since the HCPSP was adopted, the City’s development review process has changed. The ARC now makes recommendations to the PC for final decision on development review projects. The applicant is requesting an exception from the 50% lot coverage limitation to allow a lot coverage of 55% percent for the proposed project. Zoning Regulations Section 17.36.020 Table 2-20 stipulates a limitation of 75% lot coverage for the C-S zone, therefore, the request for a 5% variation from the HCPSP limitation to provide 55% lot coverage, is consistent with the Zoning Regulations. Furthermore, the ARC has reviewed the proposed lot coverage exception request and has recommended approval to the PC. Parking: The project proposes to share parking facilities with the existing development at 1 Zoning Regulations § 17.108.040. Required Findings. The Director may approve a Director’s Action application only after first making all of the following findings. The proposed interpretation, determination, or modification to standards: (1) Is consistent with the intent of these Zoning Regulations and applicable General Plan policies; (2) Is consistent with or an improvement to the character of the neighborhood or zone; (3) Provides adequate consideration of and measures to address any potential adverse effects on surrounding properties such as, but not limited to, traffic, vehicular and pedestrian safety, noise, visual and scale, and lighting. With regard to cases of granting exceptions to the strict application of development standards, the following additional finding shall be made: (4) While site characteristics or existing improvements make strict adherence to the Zoning Regulations impractical or infeasible, or the project nonetheless conforms with the intent of these Regulations. Page 104 of 215 Item 4b ARCH-0516-2021 & SBDV-0515-2021 – 3474 & 3490 Empresa Drive Planning Commission Report – March 23, 2022 3474 Empresa, where the existing structure and the proposed project require 51 parking spaces to be shared between the two uses . The applicant is requesting a 10% parking reduction, to reduce the parking requirement to 46 parking spaces. Staff has evaluated the parking requirements in accordance with the Institute of Transportation Engineers Parking Demand Generation 4th Edition, which identified that the peak parking demand of all the combined uses of the project would not exceed 16 parking spaces. Since the project provides 46 parking spaces there is a surplus of 27 parking spaces above the estimated parking demand. The project qualifies for a shared parking reduction of up to 10% because the project includes two or more land uses that share common parkin g areas, and parking is adequate for the proposed project and provides sufficient parking for all uses that will not overlap or coincide to the degree that peak parking demand would exceed the total supply of parking2. Condition No. 5 and 6 have been provided to ensure that the property owner maintain parking calculations for each new tenant and requires the parking to be operated on a nonexclusive basis, to be open and available for shared use between all commercial tenants and customers of the properties. 4.3 Subdivision Regulations The applicant is requesting a lot line adjustment (SLO 21-0032) that includes relocating the existing property line between 3490 Empresa Drive (APN 053 -252-015) and 3474 Empresa Drive (APN 053-252-071). The lot line adjustment relocates the property line approximately 32 feet north, resulting in 0.73 acres for 3474 Empresa, and 0.53 acres for 3490 Empresa). The lot line adjustment is necessary to move the property line outside of the building footprint of the proposed development. In accordance with Subdivision Regulations Section 16.16.020, lot line adjustments are allowed when they do not result in the creation of any new parcels, and where the adjustment can provide reasonable development of both properties in accordan ce with the Zoning Regulations, Building Code, and the General Plan. The resulting properties conform to the minimum size, lot widths, lot depths, and lot frontage requirements as outlined in the HCPSP, see table below. The proposed lot line adjustment is consistent with the intent of the Subdivision Regulations, and all required findings have been incorporated into the Draft Resolution (Attachment A). C-S zone Min. Lot Area (sq. ft.) Min. Width (feet) Min. Depth (feet) Min. Street Frontage (feet) Requirements 12,000 80 150 (or <4:1) 80 APN 053-252-071 ~31,799 135 234 (2:1) 135 APN 053-242-015 ~23,087 105 234 (2:1) 308 2 Zoning Regulations Section 17.72.050.C.1. Criteria of Approval. The review authority may only approve a request for reduced parking if it finds that: … (c) Parking demand generated by the project will not exceed the capacity of or have a detrimental impact on the supply of on -street parking in the surrounding area. Page 105 of 215 Item 4b ARCH-0516-2021 & SBDV-0515-2021 – 3474 & 3490 Empresa Drive Planning Commission Report – March 23, 2022 4.4 Tree Committee Direction The TC recommended two conditions for the applicant to incorporate into the project design to be reviewed and evaluated by the PC prior to taking final action on the project. The applicant has made the following changes in response to the directional items: TC Directional Item #1: The replanting plan shall provide 50% of all new trees as native species. Response: The applicant has modified the landscaping plans to identify the tree species with 50% of the trees as native species (Project Plans Sheet A09). Conditions No. 17 has been incorporated into the draft resolution to ensure that 50% of the new trees are of a native species. TC Directional Item #2: The replanting plan shall provide 50% of all new trees to be of a size of 36-inch box, and all remaining new trees shall be of a minimum size of 15 -gallon. Response: The applicant has modified the landscaping plans to identify the size of all tree plantings in accordance with the TC direction. Conditions No. 17 has been incorporated into the draft resolution to ensure that 50% of the new trees are of 36 -inch box, and all remaining trees are of a minimum size of 15-gallon. 5.0 ENVIRONMENTAL REVIEW The lot line adjustment is categorically exempt from environmental review under the California Environmental Quality Act (CEQA), per CEQA Guidelines Section 15305, as it is a minor lot line adjustment not resulting in the creation of any new parcels. The project is also categorically exempt from the provisions of CEQA because it consists of the development of the project site consistent with policies and standards applicable to development within the commercial zones, on a site less than five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is served by City utilities and public services. Based on the project site’s existing topography and location, and project size and design, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water qua lity. 6.0 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 106 of 215 Item 4b ARCH-0516-2021 & SBDV-0515-2021 – 3474 & 3490 Empresa Drive Planning Commission Report – March 23, 2022 7.0 ALTERNATIVES 7.1 Continue project. An action to continue the item should include a detailed list of additional information or analysis required to make a decision. 7.2 Deny the project. An action denying the project should include findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, HCPSP, Zoning Regulations or other policy documents. 8.0 ATTACHMENTS 1. Draft Resolution 2. Project Plans 3. Lot Line Adjustment Map SLO-21-0032 4. Tree Committee Draft Meeting Minute 2.28.22 Page 107 of 215 Page 108 of 215 RESOLUTION NO. PC-XXXX-22 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING REVIEW OF A NEW TWO-STORY PROJECT CONSISTING OF 16,741 SQUARE FEET OF COMMERCIAL SPACE, THE PROJECT INCLUDES AN EXCEPTION TO THE FRONT YARD SETBACK, LOT COVERAGE LIMITATIONS, AND A 10% PARKING REDUCTION. PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MARCH 23, 2022 (3474 & 3490 EMPRESA DRIVE, ARCH-0511-2021 & SBDV-0515-2021) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a web based public hearing on November 15, 2021, recommending the Planning Commission find the project consistent with the Community Design Guidelines and Higuera Commerce Park Specific Plan, pursuant to a proceeding instituted under ARCH-0511-2021, Richard Paul, applicant; and WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web based public hearing on February 28, 2022, recommending the Planning Commission find the project consistent with the Tree Ordinance, pursuant to a proceeding instituted under ARCH-0511-2021, Richard Paul, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web based public hearing on March 23, 2022, pursuant to a proceeding instituted under ARCH-0511-2021 & SBDV-0515-2021, Richard Paul, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby grants final approval to the project (ARCH-0511-2021 & SBDV-0515-2021), based on the following findings: 1. The project is consistent with the City’s General Plan Land Use Element which establishes Community Goals for Society and Economy in order to retain and accommodate the expansion of existing development which promote the economic well-being of the community. The project proposes to construct a structure that can be utilized by businesses consistent with uses envisioned by the Services and Manufacturing District. Page 109 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 2 2. As conditioned, the project is consistent with the Zoning Regulations for development in the Commercial Services (C-S) zone, since the proposed building design complies with objective design criteria and performance standards for commercial development that provides for uses that are consistent with the intent of C-S zone. 3. As conditioned, the project is consistent with the Community Design Guidelines and Higuera Commerce Park Specific Plan, for commercial design because the architectural style is complementary to the surrounding neighborhood and provides a variety of architectural treatments that add visual interest and articulation to the building design that are compatible with the design and scale of the existing structures in the surrounding neighborhood (CDG, Chapter 3.1). Development Review Findings 4. The Architectural Review Commission reviewed the project on November 15, 2021 and recommended finding the project consistent with the City’s Community Design Guidelines and Higuera Commerce Park Specific Plan that are applicable to the project in the C-S zone. The ARC recommended final approval to the Planning Commission as presented. 5. As conditioned, the project design is consistent with the Community Design Guidelines by providing a variety of architectural treatments that add visual interest and articulation to the building design that are compatible with the design and scale of the existing structures in the surrounding neighborhood (CDG, Chapter 3.1). 6. The proposed height, mass and scale of the project will not negatively alter the overall character of the neighborhood or the street’s appearance because the development is designed in a manner that does not deprive reasonable solar access to adjacent properties. The project incorporates vertical and horizontal wall plan offsets, which provide a high-quality and aesthetically pleasing architectural design. Front Yard Setback Exception Findings 7. Granting of the street setback reduction of 15 feet, where 20 feet is normally required under the Higuera Commerce Park Specific Plan will not alter the overall character of the neighborhood or the street’s appearance because the requested exceptions are minor and will not deprive any adjacent properties from reasonable solar access. The exception is consistent with the intent of the Zoning Regulations and the General Plan for development within the C-S zone. 8. No useful purpose would be realized by requiring the full street setback because no significant fire protection, emergency access, privacy or security impacts would occur, and the exception is consistent with the character of the neighborhood where the average setback is less than 15 feet in the immediate vicinity for properties with the same zoning. Page 110 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 3 9. The proposed setback does not create or contribute to any adverse effects on surrounding properties because the project is consistent with the neighborhood prevailing setback pattern that will have no greater effect on traffic, vehicular or pedestrian safety, noise, aesthetic, or lighting that would be inconsistent with development opportunity of neighboring properties. 10. Site design characteristics and existing improvements make strict adherence to the Zoning Regulations impractical due to the design guidelines that call for prominent entry features, the project nonetheless conforms with the intent of the Zoning Regulations because: Zoning Regulations Section 17.70.170.D.2.a (Setbacks, Exceptions to Setback Requirements, Discretionary Exceptions, Reduced Front and Street Side Setbacks) which allows for the Director’s discretion to reduce the street side setbacks to 10 feet for structures; the request for the 15- foot setback is consistent with the neighborhood because several adjacent structures were developed and approved with street setbacks of less than 15 feet. Parking Reduction Findings 11. As conditioned, the project qualifies for a 10 percent parking reduction in accordance with Zoning Regulations Section 17.72.050.B for shared parking facilities and is consistent with the Institute of Transportation Engineers Parking Demand, where the peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses or projects will be greater than the total supply of spaces. Lot Line Adjustment Findings 12. The lot line adjustment is consistent with the City’s Zoning Regulations and Building Code, and complies with the City's Subdivision Regulations and the State Subdivision Map Act because it will not create a greater number of lots than previously existed and the resulting parcels exceed the minimum lot area and dimensions required for the C-S zone. 13. The modified parcels will not be detrimental to the health, safety, or welfare of persons living or working at the site or in the vicinity because the modified parcels are consistent with parcel design that is consistent with minimum lot area, and setbacks. 14. The modified lot lines do not alter an existing public right-of-way. 15. The lot line adjustment does not result in the creation of a nonconforming parcel nor increase the nonconformity of an existing parcel. Page 111 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 4 SECTION 2. Environmental Review. The lot line adjustment is categorically exempt from environmental review under the California Environmental Quality Act (CEQA) per Guidelines Section 15305 as it is a minor lot line adjustment not resulting in the creation of any new parcels. The project is also categorically exempt from the provisions of CEQA because it consists of the development of the project site consistent with policies and standards applicable to development within the commercial zones, on a site less than five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is served by City utilities and public services. Based on the project site’s existing topography and location, and project size and design, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water quality. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Planning Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the Planning Commission (ARCH-0511-2021 & SBDV-0515-2021). A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director and may be subject to review by the Architectural Review Commission, as deemed appropriate. 2. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with the Development Review application. 3. Plans submitted for a building permit shall include recessed window details or equivalent shadow variation, and all other details including but not limited to awnings, cornices, and railings. Plans shall indicate the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Plans shall demonstrate the use of high-quality materials for all design features that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director. Page 112 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 5 4. Plans submitted for a building permit shall clearly depict the location of all required electric vehicle (EV) ready and EV capable parking required for non-residential uses. Sufficient detail shall be provided about the placement and design of EV equipment and raceway for future supply, to the satisfaction of the Chief Building Official and the Community Development Director. 5. The property owner shall be responsible for maintaining and updating the current parking calculation for the commercial component of the project upon the subm ittal of Planning and Building permits for tenant changes or improvements, and/or each business license, to ensure the site does not become under-parked. 6. All surface parking spaces must be available for common use and not exclusively assigned to any individual use. 7. Plans submitted for a building permit shall clearly depict the location of all required short and long-term bicycle parking for all intended uses, plans submitted for construction permits shall include bicycle lockers or interior space. Short-term bicycle racks such as “Peak Racks” shall be installed in close proximity to, and visible from, the main entry into the buildings (inverted “U” rack designs shall not be permitted). Sufficient detail shall be provided about the placement and design of b ike racks and lockers to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. 8. The locations of all lighting, including bollard style landsc aping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter §17.70.100 of the Zoning Regulations. 9. Mechanical and electrical equipment shall be located internally to the build ing to the greatest extent possible. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line -of- sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. Page 113 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 6 10. The storage area for trash and recycling cans shall be screened from the public right - of-way consistent with §17.70.200 of the Zoning Regulations. The subject property shall be maintained in a clean and orderly manner at all times, free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. 11. The applicant shall submit a landscaping plan containing an irrigation system plan with submittal of working drawings for a building permit. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. The surfaces and finishes of hardscapes shall be included on the landscaping plan. 12. Plans submitted for construction permits shall include elevation and detail drawings of all walls and fences. Fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges). 13. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back-flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 14. Any new proposed signage shall be re viewed by the Planning Division to ensure appropriateness for the site and compliance with the Sign Regulations. Signage shall coordinate with building architecture and the type of land use. The Director may refer signage to the Architectural Review Commission for review if it seems excessive or out of character with the project. Housing Programs – Community Development Department 15. Prior to the issuance of building permits, the applicant shall pay the required Inclusionary Housing In-lieu fee. City Arborist – Public Works 16. Prior to building permit issuance, the applicant shall obtain a tree removal permit from the Urban Forestry Division for the removal of the on-site trees. Page 114 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 7 17. Plans submitted for a building permit shall provide replanting of 14 new trees, with 50% of all new tree plantings to be of a native species. The replanting plans shall also provide 50% of all new tree plantings of a minimum size of 36 -inch box, and all remaining trees shall be a minimum size of 15 -gallon, subject to the satisfaction of the City Arborist and Public Works Director. Engineering Division – Public Works/Community Development 18. The building plan submittal shall show and note compliance with all requirements and conditions of the Lot Line Adjustment (LLA) entitlement per SBDV-0515-2021. 19. Unless otherwise approved for deferral by the Building Official/Fire Marshal, the LLA shall be recorded prior to building permit issuance. 20. The building plan submittal shall show and label all property lines, dedications, public easements, and private easements in accordance with the Lot Line Adjustment SBDV-0515-2021. The building plans shall show and label all existing and proposed survey monumentation for reference. The plan shall note the required monument preservation or replacement for any disturbed monuments 21. Projects involving the construction of new structures requires that complete frontage improvements be installed, or that existing improvements be upgraded per city standard Municipal Code 12.16.050. 22. 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. Contact the Engineering Division at the Community Development Department to set up a site visit to discuss sections be repaired or replaced. All areas to be repaired or replaced shall be shown on the building plan submittal for reference. 23. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be sho wn. Existing underground services shall be shown along with any proposed alterations or upgrades. Wire services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 24. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Drainage from the trash enclosure shall comply with the City Engineering Standard 1010.B regarding water quality treatment prior to discharge to the storm drain system or gutter. 25. The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the Page 115 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 8 neighboring high point elevation or grade break at the yard areas and draina ge arrows to show historic drainage and any run -on. Show all existing and proposed drainage courses, pipes and structures; indicate the size, type and material. 26. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 27. The project drainage report and plans shall include analysis of the run-on from the adjacent property to the north. The project plans shall show how the tributary run-on will be collected and conveyed in a non -erosive manner to new or existing drainage outlets. The PCR compliance strategy shall fully treat any ru n-on unless collected and conveyed to by-pass the project site. Contact this office to discuss any options regarding partial treatment of the run-on. 28. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to building permit issuance. 29. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimensions, maneuverability, slopes, drainage, and materials. pervious paving materials are recommended for surface parking lots for water quantity and/or quality control purposes and within the area of the root zone/tree canopy of existing and proposed tree plantings 30. The proposed tree removals are supported by the City with the compensatory tree planting as shown and conditioned. Street trees are ge nerally required at the rate of one street tree for each 35 lineal feet of street frontage. 31. The building plan submittal shall show all existing trees to be removed and trees to be retained and compensatory plantings. The plan shall show any neighboring trees with canopies/root zones within the area of construction disturbance. Tree preservation measures shall be shown and noted on the building plans to the satisfaction of the City. Utilities Department 32. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. Page 116 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 9 33. Plans submitted for a building permit shall identify a solid waste enclosure that accommodates up to three waste streams (trash, recycling, and organic waste), subject to the satisfaction of the Utilities Director. Lot Line Adjustment – Engineering & Fire 34. The lot line adjustment (LLA) shall be finalized with either a parcel map or a lot line adjustment agreement. The parcel map preparation and documentation shall be in accordance with the City’s Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The parcel map shall use U.S. Customary Units in accordance with the current City Engineering Standards. If the agreement is pursued, the applicant shall submit a "Declaration of Lot Line Adjustment," along with recording and processing fees and an 8½ x 11 map exhibit suitable for recording, to the Engineering Development Review Division for review, approval, and recordation, based on samples available in the Community Development Department. 35. The parcel map or lot line adjustment agreement exhibits and legal descriptions shall be prepared by a California Licensed Land Surveyor or Civil Engineer authorized to practice land surveying. 36. A beneficiary consent to LLA shall be recorded concurrent with or prior to recordation of the LLA agreement or parcel map, if applicable. 37. A separate application, checklist, supporting documents, and a review fee shall be submitted to the Engineering Division to process the final action and recorda tion(s) related to the preliminary lot line adjustment map. 38. The submittal shall include a current title report. An electronic copy of the title report with embedded links to referenced documents is preferred. If not available, the submittal shall include a copy of each of the pertinent referenced documents. 39. Any easements including but not limited to provisions for all public and private utilities, wire utilities, access, grading, drainage, slope banks, construction, common driveways, and maintenance of the same shall be shown on the map and/or shall be recorded separately prior to or concurrent with the map or LLA Agreement recordation as applicable. Said easements may be provided for in part or in total as blanket easements. 40. In the absence of a blanket easement, a detailed exhibit of all utilities and utility company meters will be required. Specific easements may be proposed to follow existing or proposed utility locations. Building permits may be required for utility upgrades and/or relocations. If required, said permits shall be issued based on plans approved by the Building Division. Permits authorizing any required work shall receive final inspection approvals to the satisfaction of the Building Official prior to recordation of the map or Lot Line Adjustment Agreement, if applicable. Page 117 of 215 Resolution No. PC-XXXX-22 3474 & 3490 Empresa Drive (ARCH-0516-2021 & SBDV-0515-2021) Page 10 41. Building setbacks, eave overhangs, exterior wall protection, utility locations, and utility relocations or easements, if applicable, shall be shown to comply with all codes and ordinances for all properties included on the map or Lot Line Adjustment Agreement to the satisfaction of the Building Official. 42. Exterior wall rating and fire riser relocation shall be complete d prior to map recordation. Indemnification 43. 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 a gainst an Indemnified Claim. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 23rd day of March, 2022. _____________________________ Tyler Corey, Secretary Planning Commission Page 118 of 215 6,7(%21(77,'5,9((035(6$'5,9(35$'252$'(03/(2675((768(/'2675((7*5$1$'$'5,9(6+,*8(5$675((70(,661(5/$1(35$'252$'6+((7180%(56+((77,7/(-2%12'$7(6&$/(5(9,6,2167(/(3+21(+LJXHUD6WUHHW6XLWH' 6DQ/XLV2ELVSR&$$0 *$5&+,7(&785$/5(9,(:0$-251'68%0,77$/7,7/(6+((7(PSUHVD'ULYH'(6&5,37,21 '$7($31 &855(173$5&(/6,=(6) 352326('3$5&(/6,=(6) *(1(5$/=21(&6 63(&,),&=21(&663+,*8(5$&200(5&(3$5. 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75(((6073527(&7(;,67,1*3523(57<&251(55%55&(3527(&7(;,67,1*3523(57<&251(55%55&(3527(&7(;,67,1*3523(57<&251(55%55&(3527(&7(;,67,1*3523(57<&251(55%55&(3527(&7(;,67,1*3523(57<&251(55%55&((;,67,1*3523(57<&251(55%55&((;,67,1*3523(57<&251(55%55&((;,67,1*3523(57<&251(55%55&((;,67,1*3523(57<&251(55%55&(3527(&7(;,67,1*3523(57<&251(55%55&(SHEET NUMBERSHEET TITLEJOB NO.DATESCALEREVISIONS7(/(3+21(+LJXHUD6WUHHW6XLWH' 6DQ/XLV2ELVSR&$ARCHITECTURAL REVIEW (MAJOR) 2ND SUBMITTAL3490 Empresa Drive'(6&5,37,21 '$7(& ,1)((7,1&+ )7 /27/,1($'-8670(173/$1PROPERTY DESCRIPTION:/276$1'2)+,*8(5$&200(5&(3$5.75$&712$65(&25'(',1%22.2)0$36$73$*(,17+(&,7<2)6$1/8,62%,632&2817<2)6$1/8,62%,63267$7(2)&$/,)251,$SURVEY INFORMATION:7232*5$3+,&6859(<3(5)250('-8/<%<$%29(*5$'((1*,1((5,1*%(1&+0$5. 7+(%$6,62)(/(9$7,216)257+,66859(<,6$&+,6(/(' ; ,17+(6,'(:$/.6+2:1$632,17180%(5+(5(21+$9,1*$1(/(9$7,212))((7%281'$5< 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'5$,1$*(%/$1.(7($6(0(17 38( 75(((607 38( 75(((6073527(&7(;,67,1*3523(57<&251(55%55&(3527(&7(;,67,1*3523(57<&251(55%55&(3527(&7(;,67,1*3523(57<&251(55%55&(3527(&7(;,67,1*3523(57<&251(55%55&(3527(&7(;,67,1*3523(57<&251(55%55&((;,67,1*3523(57<&251(55%55&((;,67,1*3523(57<&251(55%55&((;,67,1*3523(57<&251(55%55&((;,67,1*3523(57<&251(55%55&(3527(&7(;,67,1*3523(57<&251(55%55&(SHEET NUMBERSHEET TITLEJOB NO.DATESCALEREVISIONS7(/(3+21(+LJXHUD6WUHHW6XLWH' 6DQ/XLV2ELVSR&$ARCHITECTURAL REVIEW (MAJOR) 2ND SUBMITTAL3490 Empresa Drive'(6&5,37,21 '$7(& ,1)((7,1&+ )7 /27/,1($'-8670(173/$1PROPERTY DESCRIPTION:/276$1'2)+,*8(5$&200(5&(3$5.75$&712$65(&25'(',1%22.2)0$36$73$*(,17+(&,7<2)6$1/8,62%,632&2817<2)6$1/8,62%,63267$7(2)&$/,)251,$SURVEY INFORMATION:7232*5$3+,&6859(<3(5)250('-8/<%<$%29(*5$'((1*,1((5,1*%(1&+0$5. 7+(%$6,62)(/(9$7,216)257+,66859(<,6$&+,6(/(' ; ,17+(6,'(:$/.6+2:1$632,17180%(5+(5(21+$9,1*$1(/(9$7,212))((7%281'$5< %281'$5</,1(6+2:1,6%$6('21%281'$5<6859(<&855(17/<,1352*5(663(50$1(170$5.(56:,//%(6(7$7$//3523(57<&251(56$1'$5(&25'2)6859(<:,//%(68%0,77('727+(&2817<2)6$1/8,62%,632$65(48,5('%<67$7(/$:PROJECT TEAM:2:1(5 (035(6$675((7//&&2563$8/&203$1<,1&+,*8(5$675((768,7('6$1/8,62%,632&$&,9,/(1*,1((5 6&277672.(63($%29(*5$'((1*,1((5,1*+,*8(5$675((76$1/8,62%,632&$6859(<25 -())5(<:<$173/6$%29(*5$'((1*,1((5,1*+,*8(5$675((76$1/8,62%,632&$PROJECT INFORMATION:$''5(66 (035(66'5,9(6$1/8,62%,632&$$31 *5266727$/$5($ DF DF180%(52)/276 $3352;,0$7(/276,=( DF)/22'=21( =21(;)/22'0$3 &*/27/,1($'-8670(170$3 (035(6$'5,9(&$$31 126&$/(9,&,1,7<0$3Page 133 of 215 Page 134 of 215 DRAFT Minutes – Tree Committee Regular Meeting of February 28, 2022 Page 1 Minutes TREE COMMITTEE Monday, February 28, 2022 Regular Meeting of the Tree Committee CALL TO ORDER A Regular Meeting of the San Luis Obispo Tree Committee was called to order on Monday, February 28, 2022 at 5:30 p.m. via teleconference, by Chair Alan Bate. ROLL CALL Present: Committee Members Elizabeth Lucas, Emily Rosten, Sadie Mae Weller, Vice Chair Daniel Canella, and Chair Alan Bate (two vacant seats) Absent: NONE Staff: Anthony Whipple, Acting City Arborist and Teresa Purrington, City Clerk APPROVAL OF MINUTES 1. Consideration of the Minutes of the Tree Committee Meeting of January 24, 2022 ACTION: UPON MOTION OF VICE CHAIR CANELLA SECONDED BY COMMITTEE MEMBER ROSTEN, CARRIED 5-0-0 (with two vacant seats), the Tree Committee approved the Minutes of January 24, 2022. PUBLIC COMMENT ON NON-AGENDA ITEMS None --End of Public Comment-- NEW BUSINESS 2. New Business: 3490 Empresa Drive (ARCH-0516-2021). Review the proposed removal of 10 trees and replanting of 14 trees. Tree removals are proposed to facilitate an office/warehouse development consisting of 16,741 square feet of commercial space, with associated parking and onsite landscaping. (Kyle Bell, Associate Planner) Recommendation: Recommend the Planning Commission find the proposed tree removals and compensatory planting plan as part of the 3490 Empresa Drive Development Project consistent with the Tree Regulations. The Tree Committee may provide recommended considerations or condition(s) related to the tree removals and compensatory planting. Page 135 of 215 DRAFTMinutes – Tree Committee Regular Meeting of February 28, 2022 Page 2 Associate Planner Kyle Bell provided a presentation and responded to questions from the Committee. PUBLIC COMMENT None --End of Public Comment-- The Applicant, Chris Hoover, provided an overview of the project and responded to questions from the Committee. ACTION: UPON MOTION OF VICE CHAIR CANELLA, SECONDED BY COMMITTEE MEMBER LUCAS, CARRIED 4-1 (Chair Bate voting No and two vacant seats), the Tree Committee to recommend to the Planning Commission approve the application for tree removal with the requirement that at least 50% of the required replacement be native species and 36-inch box and the remainder could be 15-inch box. TREE REMOVAL APPEAL 3. 3150 Rockview Pl. Review an appeal of the City Arborist’s decision to approve removal of one (1) Sweet Gum tree (liquidambar styraciflua). Acting City Arborist Anthony Whipple provided a report on this decision. PUBLIC COMMENT None --End of Public Comment-- ACTION: UPON MOTION OF VICE CHAIR CANELLA, SECONDED BY COMMITTEE MEMBER ROSTEN, CARRIED 4-1 (Chair Bate voting No and two vacant seats), the Tree Committee denied the appeal and uphold the City Arborist’s decision to approve the removal of the tree. 4. 384 Santa Maria Ave. Review an appeal of the City Arborist’s decision to deny removal of one (1) Eucalyptus tree (eucalyptus polyanthemos). Acting City Arborist Anthony Whipple provided a report on this decision. PUBLIC COMMENT None --End of Public Comment-- The Appellant, Leslie O’Connor, provided an overview of the appeal. Page 136 of 215 DRAFTMinutes – Tree Committee Regular Meeting of February 28, 2022 Page 3 ACTION: UPON MOTION OF COMMITTEE MEMBER LUCAS, SECONDED BY COMMITTEE MEMBER ROSTEN, CARRIED 3 – 2 (with Member Weller and Chair Bate voting No and two vacant seats), the Tree Committee approved the appeal for removal with a three to one replacement with 24-inch box trees from the City’s Authorized Tree list. 5. 861 Pepper St. Review an appeal of the City Arborist’s decision to deny removal of one (1) Aleppo pine tree (pinus halepensis). Member Weller recused herself from this item as she lives within 500 feet of the property. Acting City Arborist Anthony Whipple provided a report on this decision. PUBLIC COMMENT None --End of Public Comment-- The Appellant, Patricia Kohlen, provided an overview of the appeal. ACTION: UPON MOTION OF CHAIR BATE, SECONDED BY VICE CHAIR CANELLA, CARRIED 4-0-1 (With Member Weller recused and two vacant seats), the Tree Committee denied the appeal and uphold the City Arborist’s decision to deny removal. 6. 1010 E. Foothill Blvd. Continued review of an appeal of the City Arborist’s decision to deny removal of one (1) Comphor tree (Cinnamomum camphora). Acting City Arborist Anthony Whipple provided a report on this decision. PUBLIC COMMENT None --End of Public Comment-- The Appellant, Bob Hill, provided an overview of the appeal. ACTION: UPON MOTION OF VICE CHAIR CANELLA, SECONDED BY COMMITTEE MEMBER LUCAS CARRIED 5 – 0 (with two vacant seats), the Tree Committee to approved the appeal with the replanting plan submitted with the additional condition that two of the trees be a larger species (24-inch box with a minimum mature height of 20 feet.) COMMENT AND DISCUSSION 4. Arborists Report: • Operations update: WCA Inventory, Stump grinding and Planting. Page 137 of 215 DRAFTMinutes – Tree Committee Regular Meeting of February 28, 2022 Page 4 ADJOURNMENT The meeting was adjourned at 7:16 p.m. The next Regular Meeting of the Tree Committee will be held on Monday, March 28 , 2022 at 5:30 p.m . at City Hall, 990 Palm Street, San Luis Obispo . APPROVED BY THE TREE COMMITTEE: XX/XX/2022 Page 138 of 215