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Home My WebLink About03/05/1991, 2 - TRACT 2010 - CONSIDERATION OF A VESTING TENTATIVE TRACT MAP CREATING A 15-UNIT RESIDENTIAL FEE SIMPLE CONDOMINIUM AT THE NORTHWEST CORNER OF BROAD STREET AND ROCKVIEW PLACE, INCLUDING EXCEPTIONS TO STREET YARD SETBACK STANDARDS AND CONDOMI I�i��H�IHllllllllII MEETMEETINGOTE: ►�I�� ci"y o1 san•luis o�ispo COUNCIL. AGENDA REPORT ITSM NUMBER: f FROM: Arnold Jonas, Community Development Director b By: Pam Ricci, Associate Planner f'K SUBJECT: Tract 2010 - Consideration of a vesting tentative tract map creating a 15-unit residential fee simple condominium at the northwest corner of Broad Street and Rockview Place, including exceptions to street yard setback standards and condominium development standards. CAO RECOMMENDATION: Adopt the attached resolution approving the vesting tentative tract map including concurrence with the negative declaration and approving exceptions, based on required findings, and subject to conditions recommended by the Planning Commission. DISCUSSION Report in Brief The subdividers are requesting approval of a vesting tentative tract map to create fifteen fee simple condominium units. With a fee simple condominium, individual lots, often referred to as "postage stamp" lots, are created where the property owner has title to the unit and the small plot on which it sits, as well as record interest in the project's common areas. Approval of a vesting tentative map confers a "vested right" to development in substantial compliance with the ordinances, policies and standards in effect when the application is determined complete. The site is zoned R-2-S, Medium Density Residential with the Special Considerations overlay. The site carries the "S", Special i Considerations, overlay zoning to assure that development issues related to the drainage channel, noise, soils and geology, land use compatibility, site access and street improvements are addressed. Since a tract map has been submitted to develop the project, a separate use permit application is not necessary (Section 17.56. 040 of the Zoning Regulations) . The Architectural Review Commission (ARC) granted the project schematic approval on December 17, 1990, and the Planning Commission reviewed the project on January 30, 1991. The Planning Commission on a 5-2 vote recommended that the tract map be approved by the City Council. The most prominent project issues discussed during review of the project have been the treatment of and setback from the drainage channel area, location and accessibility of parking and driveways, the requested exception to the condominium regulations regarding solar water heating and provision of usable open spaces. The most significant change made during review of the project was to eliminate Building 3 (shown on Sheet No. lA of architectural plans, an earlier site plan) previously located between the channel and Broad Street. !��►nullulll{IllllPn�°'9�U�N MY of San LUIS OBISPO Hii% COUNCIL AGENDA REPORT Tract 2010 Page 2 SIGNIFICANT IMPACTS With mitigation measures noted in the attached initial study addressing concerns with traffic, noise, grading, drainage channel treatment and tree removals, no significant environmental impacts are expected from the project. CONSEQUENCES OF NOT TARING THE RECOMMENDED ACTION If the council denies the tentative tract map, the project could not be developed at this time as a condominium project with the sale of individual units. The subdividers could apply for a Planning commission j use permit to develop an apartment project on the site, The use permit would be required because of the site's R-2-S zoning. A separate use ! permit was not required for the proposed project because a tract map was also being processed (Section 17.56.040 of the zoning regulations) . BACKGROUND Data Summary Address: 3360 Rockview Place Subdividers: John and Kelly Mitchell; Douglas and Susan Redican j Applicant/Representative: John Mitchell Zoning: R-2-S General Plan: Medium Density Residential Environmental Status: A Negative Declaration of environmental impact was granted by the Director on September 12, 1990. Project Action Deadline: March 21, 1991 Site Description The triangular-shaped project site consists of 1.56 acres (68, 083 square feet) and has frontages on Rockview Place and Broad Street. The site is composed of 4 lots of record. These existing lot lines will be eliminated through the required subdivision map process to. create the condominiums. I The site's topography is not uniform. It is steeply sloping in the northwestern corner before flattening out to a terrace in the central portion of the site. Topography is again steep within an existing drainage channel that crosses the site. The site beyond the top of the channel's bank to Broad Street is fairly flat. Average site cross slope is just under 15%. A two-bedroom house exists on the northeastern portion of the site between the drainage channel and the Broad Street frontage. The house is proposed to be removed with development of the condominiums. m-I CZ �,�n�►>IIIIf�IIIII�I�Ih ��N city of San tins oslspo ViN COUNCIL AGENDA REPORT Tract 2010 Page 3 Several mature trees and shrubs exist on the site. The most notable specimen is a 24-inch Monterey Pine located near the site's entrance off of Rockview which is proposed to be retained. The Ridgepoint condominiums are located adjacent to the site on the north. The surrounding neighborhood on the same side of Broad Street is composed of single family homes and apartments. Cattle grazing occurs on the open land across Rockview Place to the south. The southerly side of Rockview Place is the southerly city limit line. Project Description I The applicant is proposing to develop a 15-unit fee simple residential condominium project on a 1.56-acre site zoned R-2-S. Eight buildings are proposed - seven containing two units and one containing a single unit. Six different unit plans are proposed with floor areas ranging between 1250 and 1750 square feet. Units are either two or three levels. Each unit contains two bedrooms and is equipped with a two-car garage. EVALUATION The project site is a difficult one. It has a number of prominent physical constraints that complicate its development including: i * an odd shape (triangular) ; * steep slopes in parts; * a drainage channel that crosses it; and * an unusual amount of street frontage. i Each one of these factors influences the effective developable area of the site, which in turn makes it more difficult to design a viable project which conforms to city standards. The following paragraphs discuss project issues: i i 1. Density: The General Plan designates this site as Medium Density Residential allowing 12 units per net acre. Sites with average cross slopes less than 15% are eligible for the maximum density allowed in the R-2 zone. The subject site consisting of 1.56 acres has a maximum development potential of 18.72 equivalent units. The applicant's proposal for 15 two-bedroom units has an equivalent density of 15 and is consistent with the allowed density. ��bi►►I�IIIIIIIII��1°°u�►��II MY Of San LUIS OBISPO a e GOUNCIL AGENDA REPORT 2. Parking: Proposed parking complies with zoning ordinance requirements, as well as the 2.5 parking space per unit standard that the Planning Commission has required for most condominium projects. Required parking is provided by two-car garages for each unit and 8 uncovered guest spots - a total of 38 parking spaces (15 units x 2.5 = 37.5, rounded to 38) . 3. Internal Circulation: Consistent with city and Caltrans directives, there is no vehicular access to the project via Broad Street. All project street access is obtained through a single driveway off of Rockview Place. This main project driveway provides direct access to units on Lots 1-4 and Lot 16 and connects with a circular central driveway. The circular driveway then connects to two narrower driveways that access units on the project periphery. Concerns have been raised during project review with both the accessibility of driveways and the lengths of individual unit driveways in front of garages. In response to concerns regarding maneuverability, the narrower, more remote driveways have been increased in width from 16 feet to 18 feet. The additional width more comfortably accommodates two-way traffic and helps vehicles to better maneuver into steeper unit driveways. Driveway maneuverability has also been improved by softening the radii between project driveways and the circular drive. A related concern is the tendency for vehicles to park in individual driveways in front of garage doors and block portions of the common driveways. This concern can be partially addressed by requiring automatic garage door openers and by parking restrictions in the project's C.C. & R.s. However, practically vehicles will park in spaces in front of garage doors. Staff has suggested that individual driveways leading to garages be designed to effectively accommodate parking (18-20 feet in length from the garage door to the edge of the common driveway) . The other less optimal option would be to have garage doors close enough to common driveways where spaces created would not be construed as a place to park. The relationship of individual unit driveways and buildings to common driveways is depicted on Sheet No. 1 of architectural plans. The applicant has lengthened the driveways in front of some buildings and shortened them in front of others in response to concerns of the commissions and staff. This issue has still not been completely addressed. Most of the spaces are too short to encourage parking, but there are three driveways that are 15 feet long where visitors may be encouraged to park (easternmost driveway of Building 4 (Lot 6) , lower driveway of Building 8 (Lot 15) , upper driveway of Building 6 (Lot 11) ) . �- ��►►►�IIIIIII�JI►'�°►'�UIII MY of San tins OBIspo COUNCIL AGENDA REPORT Staff feels that adjustments are not as critical with Building 4 since topography is relatively flat here and it is the last unit on this driveway. However, the other two driveways need to be adjusted because of their steeper locations and to assure that open access to Building 7 (Lots 12 & 13) is maintained. Also it is critical that the shortest driveway in front of Building 1 (Lot 2) is lengthened because of its location in close proximity to the project entrance and the possibility for conflicts given the number of vehicles that will frequently pass by here. To help discourage inappropriate parking in front of garages, the Planning Commissiom recommended a condition that automatic garage door openers be installed in all units. Additionally, the ARC in its motion for schematic approval directed that driveways be further studied. Staff feels that noted adjustments to driveway lengths can be handled by the ARC. 4. Drainage Channel: A drainage channel flows across the easterly portion of the site and is proposed to remain mostly open with development. Flow in the channel is intermittent, conducting storm drainage from the site and surrounding properties. The channel is currently in a degraded condition, but does support some riparian vegetation. The initial study prepared for the project concludes that the channel in its present condition does not provide a particularly unique or attractive riparian habitat, but that it could be enhanced with native vegetation to produce a focal amenity for the project. The drainage channel in a partially open condition has been effectively incorporated into the site plans for both the Annie Hall and Ridgepoint Condominiums located just north of the project site. a. setbacks from Channel: I To re-establish the riparian corridor the channel once afforded, staff is requiring as a mitigation measure of the initial study that a 10-foot setback from the top of the new creek bank be provided. The 10-foot requirement was felt to be a minimum distance to allow for mature tree planting between the top of bank and structures, planting that is essential to the creation of a viable riparian zone. Project plans are in compliance with the 10-foot setback requirement. b. Location of and Partial Culverting of Channel: Plans indicate that the channel's location and configuration would be modified with development of the site. Changes include increasing the bank height from 6 to 8 feet and extending the culvert from the property to the north about 80 feet to terminate in an open channel above the proposed pedestrian bridge. �u��i�►►I(�IIIIIII��I►�uu��I��Ulll City Of San LUIS OBISPO WMA;COUNCILAGENDAREPORT The issue of partial culverting of the channel has been a prime topic of discussion since the project was initially submitted. Staff's preference would be to see the channel left entirely open across the site, rather than partially culverted as shown on plans. That is the rationale behind the initial study requirement for hydraulic calculations to be submitted indicating that projected flow can be adequately accommodated in the modified channel and possible alternatives to proposed culverting. A letter has been submitted by the project engineer discussing some of the reasons that the culvert needs to be extended and concerns with maintenance if it is left partially open north of the roadway to Lots 6 & 7 (Building 4) . Because of the angle of the existing culvert on the adjacent site to the north, the channel could not be left in an entirely open condition across the project site. According to the engineer's letter, it would be necessary to extend the culvert a minimum of 10-15 feet to properly align flow in an open channel on the project site. After several meetings with the applicant and some internal deliberation, staff feels it can support the applicant's drainage channel proposal. While in staff's opinion, the ultimate solution would be to have the , channel entirely open and no development in the area between the channel and Broad Street, staff feels that this is not physically realistic because of engineering constraints (connection with the culvert to the north) and probably unfairly limits the development potential of the site. With the site plan submitted, the applicant would need to eliminate at least two units to fully comply with the established 10- foot setback requirement of an open channel. Staff feels that this would be overly restrictive given the fact that the applicant has already eliminated one unit and the fact that this channel is minor and does not contain a significant riparian corridor. The Planning Commission and ARC endorsed the applicant's latest drainage channel proposal. While the applicant's proposal is somewhat of a compromise, staff feels that it is a good one in terms of city goals for restoring riparian corridors of creeks and drainage channels. The longest continuous span of the channel will remain open and a degraded corridor will be restored. An additional benefit is that a large open space on the westerly side of the drainage channel has been created with the elimination of Building 3 which will allow more people access to and a place to enjoy the restored corridor. Pedestrian access to the open space area next to the drainage channel is provided from Broad Street and is linked to the project by a pedestrian bridge. Pedestrian access to the project from Broad Street is also provided further to the north. ��►►►�►��I►lulllllllllin�°�9�U111 MY Of San IDIS OBISPO 1qWCOUNCIL AGENDA REPORT 5. Street Yard Treatments: a. Broad Street Sound Wall: A noise study submitted by the applicant and incorporated into the initial study prepared for the project indicates that exterior noise levels for Buildings 3 and 4 would be 66 decibels (6 decibels above the allowed maximum of 60 decibels) . The report required that a 6-foot high noise wall be installed along the north property line to the rear of the outside living areas behind Building 4 (Lot 6 affected) . The applicant shows the required wall on the site plan. To help attenuate noise levels and to screen driveway and parking areas, the applicant is proposing to berm and heavily landscape an area behind the Broad Street sidewalk and front property line. A masonry sound wall is also proposed in the street yard. Instead of being located along a continuous line, the wall is stepped at locations to meander within the street yard. Staff has encouraged the applicant to continue the berming treatment used in the Ridgepoint Condominium project landscaping to the north in the Broad Street street yard. Overall staff feels that the proposed combination of sound walls and berming will effectively attenuate noise and be attractive. The wall as proposed (6 feet at property line) would require an exception from the city because of its height. The ARC from a design perspective supported the sound wall as proposed. Since the wall is needed for sound attenuation and does not create a safety hazard, the Planning Commission recommended that a height exception be supported by the City Council. Appropriate findings to support the exception are included in the attached resolution of approval. b. Rockview Street Yard Building Encroachments: Two small corners of units on Lot 1 (closest point of building has a 16- foot setback, about 30 square feet) and Lot 16 (closest point has a 14- foot setback, about 50 square feet) encroach into the required 20-foot street yard along Rockview Place. In staff ' s opinion, the encroachments are minor and findings to allow the street yard exceptions could be made as part of tract map approval. The Planning Commission endorsed approval of this exception. Plans also indicate that required private open space areas are proposed in the street yard. The condominium regulations do not allow private open space areas to be located within street yards. Exceptions to the property improvement standards contained in the condominium regulations require very specific findings to be made that are like variance findings. In staff's opinion, all of the .required findings could not be made. ��►a►nuilllillllllllll°�"►9�UU1 city of San LUIS 0131Spo a e COUNCIL AGENDA REPORT Instead of an exception to the condominium regulations, the Planning Commission endorsed approval of a reduced street yard to accommodate private yard areas. The zoning regulations allow street yards to be reduced to 10 feet through a use permit. Given the site constraints, including an inordinate amount of street frontage, staff and the Planning Commission felt that findings could be made to support an exception. The encroaching yard areas are fairly well spaced apart so there would be a break between walls defining private yards. Given spacing, topography and proposed landscaping, the encroaching yard areas should not be visually overwhelming. Ten-foot street yards are automatically allowed along the longer frontages of corner lots approved before 1965 in the R-1 and R-2 zones. The project site is composed of four lots of record (older than 1965) . If individually developed, the southernmost lot would qualify for the 10-foot street yard along Rockview Place. However with combination of the lots and resubdivision of the sites, the automatic 10-foot street yard has been interpreted to not apply. The attached resolution for tract map approval stipulates that all private open space areas need to be set back at least 10 feet. Some adjustments to the submitted plan would need to be made to accommodate this, but appear workable and could be handled at the time of final architectural review. G. Condominium Development Regulations: a. open Space Requirements: For condominium projects in a R-2 zone, there are specific requirements for private (250 square feet per unit) and total open space (750 square feet per unit) . The applicant has provided an open space plan. Staff has carefully j checked the plan and has found errors in the open space area totals since not all of the shaded areas meet requirements dimensionally or location- wise (outside of the street yard) . Staff's calculations indicate that qualifying private open spaces are provided for each unit, except for Lot 12 (the uppermost unit, Plan F. in the northwestern corner of Building 7) in terms of area requirements and dimensions. However, the private open space areas for all of the units along Rockview encroach at least partially into the required street yard (see previous section discussion) . The City Council will need to approve a reduced street yard exception to allow the encroachments. The minor deficiency in the total private open space area (about 35 square feet) for Plan F in Building 7 (Lot 12 on tract map) could be met by increasing the size of the upper front deck or modifying grading and the location of the wall behind the unit. r ��u�►�H��IflllllliP�'�u��dIU city of San tins OBISPO *211 4COUNCIL AGEN®A REPORT b. Solar Water Heating: The city's condominium regulations require that solar water heating be incorporated into proposed condominium projects. The applicant wants to use alternative construction techniques such as double pane windows and additional duct insulation to save energy, rather than solar water heating. Exceptions to the property improvement standards contained within the condominium regulations can be approved by making required findings regarding exceptional circumstances at the time of tentative tract map consideration. The ARC endorsed the idea of alternative energy-savings techniques over providing solar water heating. The applicant submitted extensive calculations prepared by a mechanical engineer indicating how units could be constructed to provide comparable energy savings to solar water heating. The City Plan Check Engineer reviewed the calculations and found that additional energy-saving construction techniques would need to be included to provide comparable or greater energy savings than solar water heating systems. The condominium regulations allow for exceptions to included requirements, but do not specify alternatives to solar water heating. Therefore, there are no specific set criteria as to what additional level of energy savings would enable an applicant to not include solar water heating in units. The Plan Check Engineer suggested that the State Energy Code point system point value system could be used to provide a comparable threshold of energy savings for units. Units would need to provide a minimum point value of +16 to provide energy savings approximately equal to the installation of a solar water heating system. A majority of the Planning Commission supported allowing alternative energy-saving construction techniques to solar water heating. Appropriate findings and conditions to support an exception are included in blikOattached resolution of approval. If an exception is not supported, then solar water heating would be required. Design and details of collectors and systems would be reviewed by the ARC and staff. c. Storage Areas: Floor plans indicate that requirements for a minimum of 200 cubic feet of enclosed, weatherproof and lockable private storage space will be met. 7. Landscaping/Tree Removals: As previously mentioned, the current riparian corridor has been highly disturbed and is in a degraded condition. While its value as significant biological corridor is diminished by its physical separation from other segments of the riparian corridor, the report recognizes that its condition could be improved with project development. A mitigation measure of the initial study calls for incorporation of the drainage channel in the landscaping plan and the installation of native riparian .� ou��bu►�Illlllilll�►��u�q�Ulll city of San IU1S OBISpo a e lOUNCIL AGENDA DEPORT plants along its banks. A number of trees exist on the site. The status of all trees is indicated on the site plan, Sheet No. 1 of plans. The City Arborist has reviewed and does not object to proposed tree removals. The submitted landscaping concept plan indicates that a variety will be added to the site to compensate for the loss of trees proposed to be removed. A more detailed landscaping plan will eventually need to be submitted. The ARC has directed that tree removals be as limited as feasible given the current drought and restrictions on new landscaping installation. I A neighbor that lives in the adjacent Ridgepoint Condominiums asked that additional screening landscaping be incorporated into a more refined project landscaping plan along the project's north property line. Review of landscaping details will be handled by the ARC. ALTERNATIVES 1. The council may continue review of the vesting tentative tract map to allow revisions to plans or presentation of additional information. Specific direction should given to the subdividers and staff. 2. The council may deny the vesting tentative tract map with findings. Findings need to specify the reasons that the map is not supported. Appropriate types of findings would be that the proposed subdivision is not consistent with the general plan, would cause environmental damage or would seriously affect public health and safety. OTHER DEPARTMENT REVIEW No other department has objected to the approval of this. project. The concerns of other departments have been incorporated into recommended j conditions of tract map approval or mitigation measures of the initial study. j RECOMMENDATION Adopt the attached draft resolution which: A. Concurs with the Community Development Director's determination of a negative declaration based on the finding that there is no substantial evidence that the project will have a significant effect on the environment with the incorporation of recommended mitigation measures; and B. Approves the vesting tentative tract map for Tract 2010, including exceptions to street yard setback standards and condominium development standards, based on recommended findings and conditions. -la mw�► i►IVIIIII�II�Ii►u�u►II��`� Cityof san lugs oBispo e COUNCIL AGENDA REPORT Attached: Draft Resolutions Vicinity Map Reduced Copy of Tract Map (Exhibit A) Minutes of 1-30-91 Planning Commission meeting (to be distribut:d Minutes of 12-17-90 and 9-17-90 ARC Meetings a- a later date) Letter from Project Engineer Initial Study ER 11-90 Enclosed: Tract Map (full size) , Architectural Plans d:subdv\tr2010-3.wp RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO GRANTING APPROVAL OF TENTATIVE TRACT NO. 2010 LOCATED AT 3360 ROCKVIEW PLACE BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this council, after consideration of the tentative map of Tract 2010 and the Planning Commission's recommendations, staff recommendations, and reports thereof, makes the following findings: 1. The design of the tentative map and proposed improvements are consistent with the general plan. 2. The site is physically suited for the type and density of development allowed in an R-2-S zone. 3 . The design of the subdivision and the proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. 4. The design of the subdivision or the type of improvement will not conflict with easement for access through (or use of property within) the proposed subdivision. 5. The proposed project has been granted, and the City Council hereby approves, a negative declaration of environmental impact based on the following mitigation measures being incorporated into the project.: a. The existing northbound left-turn lane in Broad Street at Rockview shall be lengthened with project development to the approval of the City Engineer and Caltrans. b. The applicant shall install a six-foot high masonry sound wall along the north property line to the rear of the outside living areas provided behind Building 4 (Lot 6) . C. The recommendations contained in the submitted soils report regarding ground preparation for foundations, dewatering techniques for wet underground soils, compaction and maximum cut and fill slopes shall be followed. Vegetation removal as preparation for Resolution No. (1991 Series) Tract 2010 Page 2 grading shall be consistent with tree removals shown on plans approved by the Architectural Review Commission. d. Consistent with Municipal Code Section 15.44 .270, all graded surfaces shall be wetted, protected or contained in such a manner as to prevent dust or spill upon any adjoining property or street. The following measures shall constitute the project's dust management plan and shall remain in effect during all phases of that project's construction: (1. ) Regular wetting of roads and graded areas (at least twice daily with complete coverage of all active areas) ; (2 . ) Increasing frequency of watering whenever winds exceed 15 mph; (3 . ) Cessation of grading activities during periods of winds over 25 mph; (4 . ) Direct application of water on material being excavated and/or transported on-site or off-site; (5. ) Watering material stockpiles; and (6. ) Periodic washdowns, or mechanical streetsweeping, of Broad Street and Rockview Place in the vicinity of the construction site. e. The applicant shall modify plans to show a minimum of a 10-foot setback between top of bank of the drainage channel and structures. This would provide an adequate area for growth of mature trees, and assist in the re- establishment of the riparian habitat. f. . Prior to consideration of the tentative map for the project, the applicant shall submit appropriate hydraulic calculations indicating that: a) projected flow can be adequately accommodated in the modified channel; and b) possible alternatives to proposed culverting. g. The drainage shall be incorporated into the landscaping design and native riparian plants shall be planted along its banks. Resolution No. (1991 Series) Tract 2010 Page 3 h. The applicant shall incorporate new trees into the landscaping plan to compensate for trees removed to the approval of the Architectural Review Commission. i. If the Community Development Director determines that the above mitigation measures are ineffective or physically infeasible, he may add, delete or modify the mitigation to meet the intent of the original measures. 6. Reduced street yard setbacks for Building 1, Lot 1, (no less than 16 feet) and Building 9, Lot 16, (no less than 14 feet) along Rockview Place as shown on the submitted site plan are hereby approved because: a. The requested exceptions are of a minor nature. b. The reduced street yard will not adversely affect the health, safety and welfare of persons residing on the site or in the vicinity. C. The street yard reduction is appropriate at the proposed location given the inordinate amount of street frontage and will be compatible with surrounding land uses. d. The requested street yard exception is important to the design and is consistent with plans schematically approved by the Architectural Review Commission. 7. Reduced street yard setbacks to accommodate private yard areas for Lot 1 and Lots 12-16 (Buildings 1, 7, 8 and 9) along Rockview Place (no less than 10 feet) are hereby approved because: a. There are circumstances of the site, such as its steep topography, odd shape and multiple street frontages that do not apply generally to land in the vicinity with the same zoning which limit the development potential of the site and it make it more difficult to comply with all city development requirements. b. The encroaching yard areas are fairly well spaced apart so there would be a break between walls defining private yards. Given spacing, topography and proposed landscaping, the encroaching yard areas will not be visually overwhelming. l� Resolution No. (1991 Series) Tract 2010 Page 4 8. A wall height exception for the proposed masonry sound wall located in the street yard along Broad Street as shown on the submitted site plan is hereby approved because: a. The proposed wall will not create any safety or visibility hazards. b. No public purpose would be served by strict compliance with Section 17 .16. 050 of the zoning regulations in this case. 9. An exception to the property improvement standards contained in the condominium regulations to allow other energy-saving construction techniques in lieu of solar water heating is approved based on the following: Findings a. There are circumstances of the site, such as size, shape, topography, distinct from land in the same zoning, or compliance would not be practical because of the location or site design; b. The variance will not constitute a grant of special privilege; an entitlement inconsistent with the limitations upon other properties in the vicinity with the same zoning; and C. No feasible alternative to authorizing the exception would satisfy the intent of city policies and regulations. d. Applicant is incorporating energy conservation measures that meet or exceed those provided by solar water heating above and beyond Title 24 requirements. SECTION 2. Conditions. The approval of the tentative map for Tract 2010 be subject to the following conditions: 1. All lots shall be served by individual sewer, water and utilities. All new utilities within the tract shall be placed underground in easements to the approval of the appropriate utility company and the City Engineer. Water meters shall be clustered in the public sidewalk to the approval of the Public Works Department and the Utilities Department. Resolution No. (1991 Series) Tract 2010 Page 5 2. Sewer and water mains shall be public and to city standards. Easements over the main and access to mains shall be to the approval of the City Engineer. 3. Final map shall note entire common lot area as a blanket utility easement. (exclusive of buildings) acceptable to the utility companies and City Engineer. 4. All on-site driveways, nonstructural parking improvements, and utilities shall be installed as subdivision improvements. 5. Subdivider shall remove and construct full width roadway on Rockview Place per city standards with integral curb, gutter and 4-foot sidewalk along the project side of the street, and city standard asphaltic concrete berm on the opposite side of the street to control drainage. 6. Subdivider shall install new 6-foot integral sidewalk along the project's Broad Street frontage to the satisfaction of the City Engineer and Caltrans. 7. Subdivider shall dedicate an easement over the drainage channel for access and maintenance to the satisfaction of the City Engineer. 8. The California Department of Fish and Game shall review and approve all proposed culverting or bridging of the drainage channel. Subdivider shall be responsible for payment of all fees for such review as required by the Department of Fish and Game. 9. Subdivider shall upgrade two existing fire hydrants to the approval of the City Fire Chief and Utility Engineer. Automatic fire sprinkler systems shall be installed in all units. 10. Subdivider shall prepare conditions, covenants, and restrictions (CC&R's) to be approved by the City Attorney and Community Development Director prior to final map approval. CC&R's shall contain the following provisions: a. Creation of a homeowners' association to enforce the CC&R's and provide for professional, perpetual maintenance of all common area including private driveways, drainage, parking lot areas, walls and fences, lighting, and landscaping in a first class condition. Resolution No. (1991 Series) Tract 2010 Page 6 b. Grant to the city the right to maintain common area if the homeowners' association fails to perform, and to assess the homeowners ' association for expenses incurred, and the right of the city to inspect the site at mutually agreed times to assure conditions of CC&R's and final map are being met. C. No parking except in approved, designated spaces. d. Grant to the city the right to tow away vehicles on a complaint basis which are parked in unauthorized places. e. Prohibition of storage or other uses which would conflict with the use of garages for parking purposes. f. No outdoor storage of boats, campers, motorhomes, or trailers nor long-term storage of inoperable vehicles. g. No outdoor storage by individual units except in designated storage areas. h. No change in city-required provisions of the CC&R's without prior City Council approval. i. Homeowners' association shall file with the City Clerk the names and addresses of all officers of the homeowners' association within 15 days of any change in officers .of the association. j . Provision of appropriate "no parking" signs and red-curbing along interior roadways as required by the City Fire Department. 11. All units shall be numbered in accordance with an addressing plan approved by the Community Development Department. 12. Subdivider shall install a unit identification plan with directory at the project entrance to the approval of the Community Development Department. 13 . Subdivider shall install a 6-foot high masonry sound wall along the site's northerly property line to the rear of the outside living areas behind Building 4 (Lot 6) to attenuate exterior noise to acceptable levels. Materials and design of the wall shall be to the approval of the Architectural Review Commission. C� /7 Resolution No. (1991 Series) - Tract 2010 Page 7 14. Subdivider shall pay any applicable traffic impact fees that are adopted by the City Council prior to the recordation of the final map. 15. All garages shall be equipped with automatic garage door openers and occupants shall be provided with two remote- control units. 16. A report from a qualified mechanical engineer shall be submitted outlining how units will be constructed to provide a minimum point value of +16 to in accordance with State Energy Code to save energy equal to or exceeding the energy savings gained from installation of a solar water heating system. If the preceding condition cannot be acceptably met, then solar water heating shall be required. Design and details of collectors and systems shall be reviewed and approved by the ARC and staff. Energy savings shall exceed Title 24 requirements. On motion of , seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of , 1991. Mayor ATTEST: City Clerk Resolution No. (1991 Series) Tract 2010 Page 8 APPROVED: City A nistrative Officer C' y torn Community Deve o ent Director r RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING APPROVAL OF VESTING TENTATIVE TRACT MAP NO. 2010 LOCATED AT 3360 ROCKVIEW PLACE BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this council, after consideration of the vesting tentative map of Tract 2010 and the Planning Commission's recommendation, staff recommendation, and reports thereof makes the following findings: 1. The site is not suited for the type and design of the subdivision. 2. The proposed subdivision does not provide adequate (specify deficiencies; open space, parking, amenities) : 3. The proposed subdivision will be detrimental to the public health, safety and welfare, or be injurious to other properties in the vicinity. SECTION 2. Denial. The request for approval of the vesting tentative map of Tract 2010 is hereby denied. On motion of , seconded by and on the following roll call vote: AYES: NOES ABSENT: o��d Resolution No. (1991 Series) Page 2 the foregoing resolution was passed and adopted this day of 1991. Mayor ATTEST: City Clerk APPROVED: City Administrative Officer Ci to ney Community Devel4ment Director VICINITY MAP ARC 90-33 i M. • as T J . • e A a . . .P �p ° C-s-S S 710J 3r .pa p a P� � IT CONOLN9/N/ v UNIM ♦ o ,p'•�i 2 3 * 'df'e:i: I,i O pa 0 R i3 c : o �•� PLACE � '^ YTS N e G OS-40 I � � Q SCALE: 1" = 156' - F d tin R'v f k � oL V� E 1 I I � y,Y N yCl Py 'i I o�C m. � a �� • g �� g�� Z e 14 s ^ "d. 1 s 1 u 5 ( / �A� " � G1 �� '■ �^ `n e� %�� •`fit �� J) f QIL \ 11 w� •� /� r" A i y Q ■ / ■ / N I J;■ pj L �pD `\. \r. \\ •■ P�Qa _ a! oM1.�.Y2 aYUV PV1.VYa � •TI �'1 G � \ \... � / G /I/ / 5'Y �j •rZ* VIVV.V N.Y VNYN w�NN�� O LU= O l/ ll/ --iCO G7 \ rZDZ 44 r- r r 0-1 m c\ \•" . o S 3 d V on�C m V o zmOG n cn e a. a-a3 - Draft ARC Minutes December 17, 1990 3 . ARC 90-33 : 3360 Rockview Place; new 15-unit residential condominium complex; R-2 zone; schematic review. Pamela Ricci, Associate Planner, presented the staff report, recommending the commission grant schematic approval. John Mitchell, applicant, responded to the staff report and requested schematic approval. Conn . Gates suggested the applicant look at providing pedestrian access off of Rockview. Commr. Underwood expressed concerns with the overlook. He also noted problems with proposed driveways and felt the project still needed fine-tuning. He wanted to see a better landscape buffer provided on the northerly property line. He agreed that the grids in windows should be eliminated. Commr. Bradford felt the parking needed work and wanted to see more parking provided in the driveways. She felt the walks should not be included as qualifying open space. She liked the proposed lawn and creek area. She was disappointed about some of the tree removals, especially since the drought would postpone installation of proposed new tree plantings. Commr. Gates was concerned about Buildings 7 and 8 and wanted them resited. She suggested that there be interior access between the units and garages. Commr. Cooper felt the 6-foot sound wall was aesthetically acceptable. He wanted to see more landscaping provided along the northerly property line. To deal with overlook issues, he suggested that window locations between buildings 5 and 6 return to the ARC in plans submitted for final approval. He suggested the applicant consider a different siding and wanted to make sure that hardboard was used. Commr. Morris felt that driveways still need some adjustment. He also wanted some of the private open space improved. He liked the idea of a common space between buildings 7 and S . He supported the project but was anxious to see more information on the landscaping. Commr. Cooper moved to grant schematic approval with direction to further study driveways, add landscaping along the joint property line with the Ridgepoint Condominiums, augment open spaces, save as many existing trees as possible, and clarify potential overlook concerns between buildings. �� Draft ARC Minutes Page 2 Commr. Underwood seconded the motion. AYES: Cooper, Underwood, Bradford, Morris NOES: Gates ABSENT: Phillips (one vacancy) The motion passed.. . a-as ARC Minutes September 17, 1990 Page 9 parking and find a better entry for the apartment. He felt the cantilever was inappropriate. Commr. Morris felt apartments were a preferred use for the site over a single-family house. He felt the house was too large for the site and that insufficient open space was provided. He wanted to see the cantilever eliminated. He could not support the setback exceptions. He suggested adding more landscape buffering. Commr. Gates moved to continue the project with direction to restudy the project's functionality and appearance, requested yard reductions, and lack of useable open space. Commr. Cooper seconded the motion. AYES: Gates, Cooper, Morris, Phillips, Underwood, Bradford NOES: None ABSENT: Chatham The motion passes. ...I. 8. 3360 Rockview Place; new 16-unit residential condominium ; R-2- S zone; schematic review. Pamela Ricci, Associate Planner, presented the staff report recommending the commission continue the project with direction. John Mitchell, applicant/representative, responded to the staff report and indicated a 10-foot setback along Rockview was justified. He distributed photographs of adjacent properties and explained the justification for proposed encroachments along Rockview Place. He felt that 16-foot driveways were adequate. He explained how proposed open spaces conformed with regulations. He also explained the design concept, noting that buildings would be unique instead of repeating building forms. He did not want to use solar panels. Dave Foote, landscape architect, discussed the merits of the riparian habitat at this location. He noted that different types of plant materials that would be installed along the drainage channel. He indicated that individual privacy fences would be low- level to allow visual access to the creek. ARC Minutes September 17, 1990 Page 10 John McKenzie indicated that adequate building setbacks were needed between the proposed project and the existing Ridgepoint project. He also wanted to see adequate landscaped buffering between the two properties. Commr. Bradford supported the idea of energy saving alternatives to mandatory solar water heating. She also liked the circular driveway. She wanted open space provided along Broad Street and the drainage channel developed as an amenity and a riparian corridor. She felt some of the open space areas do not meet the standards. She was concerned with the setbacks of the garages and wanted to see them pulled further back or closer to the driveways. She felt that the garages for building 7 were not very accessible. She also felt that some of the parking areas were difficult to maneuver into. She was more concerned with the Broad Street setback exceptions than the Rockview encroachments. She was concerned that left-turns from Rockview onto Broad would be delayed. Commr. Gates felt the units were too large. She suggested designing individual driveways and garages to discourage parked vehicles from blocking the main driveways. She felt there was not enough guest parking. She liked the berming, building design, and ideas for alternatives to solar water heating. Commr. Underwood felt the drainage swale should be highlighted. He wanted to see Buildings 3 and 4 eliminated and the creek oriented closer to Broad Street. He was concerned that the units were large. He suggested providing open space on multi- levels. He wanted to see interior stairwells from the garages to the living areas of the up-slope units. He felt there should be consistency in amenities for all the units. He felt since the buildings have enough interest already, the windows and doors could be simplified. Commr. Cooper felt that.pop-in muntins were.becoming as overused as agapanthus in projects. He felt that the layout of garages and driveways should be further studied to improve accessibility. He felt T-type turnarounds at the end of the driveways would be appropriate. He wanted Buildings 5 and 6 back further pulled from the northerly property line. He also wanted more useable open space provided in the center of the circular driveway and better communal access provided to the creek area. Commr. Phillips felt the optimum plan would eliminate units in the Broad Street street yard and wanted that area kept as open space. She felt the applicant should consider smaller units. Commr. Morris liked the architecture of the proposed buildings. He felt good materials and layout were used. He liked the circular driveway. He asked that consideration be made in changing the paving material to soften the appearance of ARC Minutes September 17, 1990 Page 11 driveway areas in the vicinity of Buildings 6, 7 and 8. He also wanted to see better open space areas provided. Commr. Cooper moved to continue the project with direction to restudy: the location of the drainage channel, locations and appropriate building setbacks from it; accessibility of parking spaces and garages; provision of qualifying usable private open space for the units; and street yard treatments. Commr. Bradford seconded the motion. AYES: Cooper, Bradford, Gates, Morris, Phillips, Underwood NOES: None ABSENT: Chatham The motion passes. COMMENT & DISCUSSION The commission discussed the applicable creek setback standards and hillside standards to various projects. They indicated a desire to have a joint meeting with the Planning Commission to discuss matters of mutual interest including density and parking standards. On motion of Commr. Morris, seconded by Commr. Bradford, the meeting adjourned at 10:25 pm. to a regular meeting of the Architectural Review Commission for October 1, 1990, at 5:00 p.m. in the Council Hearing Room (Room 9) of City Hall, 990 Palm Street. Respectfully submitted, Pamela Ricci Recording Secretary aag COWLETE ENGINEERING, SURVEYING, AND PLANNING SERVICES Pam Ricci City of San Luis Obispo Planning Dept 990 Palm Street San Luis Obispo, CA 93401 Re: Channel conf euration for Tract 2010 Dear Pam, Two 48" culverts empty into the existing drainage channel at an angle of approximately 30 degrees with the channel alignment. It will be necessary to extend these culverts approximately ten to fifteen feet to properly align the flow with the existing channel. . This would leave a section of approximately 45' of channel between their outlet and the access road to bu�Ti ding 4. In maldng a decision of whether or not to culvert this section of channel please consider the following facts. Bridge The amount of water which is calculated to flow in this channel for a 100 year storm is approximately 246 cubic feet per second. In the proposed channel configuration this can be contained within a depth of approximately 2.75 feet once it has reached steady state conditions. This would require a bridge with a length of approximately 25 span to clear the 100 year flood plain. This size structure would be extremely disproportionate for this channel. Maintenance If this section were to remain open it would create a maintenance nightmare. Access would be very difficult which means it would most likely fall into a state of unsightliness and disrepair. Weeds would grow and trash would build up both of which would impair the channels ability to convey storm water. This could lead to fo^.dkig, and damage to structures. City Engineering Comments In their preliminary evaluation of the project the city Engineering department recommended that the channel be culverted up to a point which would obviate the need for a bridge. 979 OSOS STREET, SUITE F SAN LUIS OBISPO, CALIFORNIA 93401 (805) 544.7407 FAX (805) 544.3863 Pam Ricci M90112/Tract 2010 P. 2 Reduction of Channel Efficiency If the section of the channel is allowed to remain open and culverts are placed under the road a 6 foot head wall will be required to contain the water sufficiently to force it through the culverts. This is approximately two feet higher than the proposed channel depth and will cause flooding on either side of the channel with possible damage to adjacent structures. Visual Impacts Because it is nearly impossible to see this section of the channel from any of the neighbor streets there will be no benefit realized by leaving it open. In addition, the pedestrian bridge that is attached to the exit culvert wall, gives the illusion that the drainage channel does continue to the North. Conclusion In the interest of maximizing channel efficiency, eliminating the possibility of flood damage to structures and five and eliminating a potential maintenance problem it is strongly recommended that this section of the channel be culverted. If you have any questions please call me at 544-7407. Sincerely, ll � Michael F. Cannon, PE MFC:cs M90112 �-3a city o� san tuis OBISPO d INITIAL STUDY OF ENVIRONMENTAL IMPACT SITE LOCATION 3340 FQ4-kVIEW p[aCe APPLICATION NO. FR II-90 PROJECT DESCRIPTION n 1 '1yjdh d I(e un+ Ye51APn+iAl r-And0minitlm . APPLICANT lTt3kyL STAFF RECOMMENDATION: X NEGATIVE DECLARATION x MITIGATION INCLUDED EXPANDED INIITIAL STUDY REQUIRED n ENVIRONMENTAL IMPACT REPORT REQUIRED PREPARED BY -PAW y1 7-A5Snr 'A+ Planner _DATE 9 - 10- 90 COMMUNITY DEVELOPMENT DIRECTOR'S ACTION' I DATE .4/t.5/90(� Kvne FLEr7 KEC�I�TiV� I" SUMMARY OF INITIAL STUDY FINDINGS L DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING IL POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS A. COMMUNITY PLANS AND GOALS ................................................... N An ............................... B. POPULATION DISTRIBUTION AND GROWTH.......................................... n 0 C. LAND USE ....................................................................... on 0. TRANSPORTATION AND CIRCULATION .............................................. MaVI7e E PUBCICSEpVICE.ic ................................................................. N one F. UTILITIES.............................................................. ...... G. NOISE LEVELS .......... 1 e 5 . ................................ H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .................... Mavbe+ I. AIR QUALITY AND WIND CONDITIONS............................................... Ma�the J. SURFACE WATER FLOW AND QUALITY .............................................. Yes K PLANT LIFE....................................................................... - Maa,l� N�nl1 LANIMAL LIFE..................................................................... w M. ARCHAEOLOGICAL/HISTORICAL ................................................... �`��f1 N. AESTHETIC ...................................................................... None O. ENERGYfRESOURCE USE .......................................................... Nnnc* P. OTHER ......... ............................................................... hl.STAFF RECOMMENDATION 'SEE ATTACHED REPORT 56415 ER 11-90 Page 1. L DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING The triangular-shaped project site consists of 1.6 acres (68,083 square feet) and has frontages on Rockview Place and Broad Street. The site is composed of 4 lots of record. These existing lot lines will be eliminated through .the required subdivision map process to create the condominiums. The site's topography is not uniform. It is steeply sloping in the northwestern comer before flattening out to a terrace in the central portion of the site. Topography is again steep within an existing drainage channel that crosses the site. The site beyond the top of the channel's bank to Broad Street is fairly flat. Average site cross slope is just under 15%. A house exists on the northeastern portion of the site between the drainage and the Broad Street frontage. The house is proposed to be removed with development of the condominiums. Demolition of the house will be considered at the time project plans are reviewed by the Architectural Review Commission. Several mature trees and shrubs exist on the site. The most notable specimen is a 24- inch Monterey Pine located near the site's entrance off of Rockview which is proposed to be retained. The Ridgepoint condominiums are located adjacent to the site on the north. The surrounding neighborhood on the same side of Broad Street is composed of single family homes and apartments. The applicant is proposing to develop the site with 16 fee-simple condominiums (all two- bedrooms). The proposed density of 16.00 equivalent units is under the allowed maximum density of 18.72 equivalent units. II. POTENTIAL IMPACT REVIEW D. Transportation and Circulation 1. Traffic Volumes Attributable to Project Using trip generation standards contained in the Institute of Traffic Engineers (ITE) manual, the proposed project would add 13.23 trips during the afternoon peak hour. According to the Broad-Orcutt General Plan Amendments traffic study prepared by Keith Higgins in December 1989, afternoon total (both northbound and southbound traffic) peak hour volumes on Highway 227 (Broad Street) adjacent to the site is 2293 trips. The additional traffic added by the project represents about 0.5% of the afternoon peak hour traffic volume and is considered minor. ER 11-90 Page 2 Most of the traffic exiting the project will access Broad Street at Rockview. Vehicles making right-hand turns to head south on Broad from the Broad- Rockview intersection will experience minor delays, but vehicles attempting left- hand turns from the same intersection to drive north will frequently experience more significant delays. It can be expected that a smaller percentage of exiting vehicles would travel north on Rockview to exit onto Broad Street from either Sweeney Lane, Perkins Street or Stoneridge Drive. Conclusion: Not significant. City Engineering staff has concluded that the minimal amount of traffic the proposed project will generate is not significant and does not warrant installation of a traffic signal or other intersection improvements at Broad and Rockview. This conclusion is confirmed by the Higgins report (1989) previously mentioned which did not specify any intersection. improvements at Broad and-Rockview. Mitigation Measure: None required. 2. Protected Turns from Broad Street to Rockview Because of the large volumes of traffic travelling at relatively high rates of speed in the southbound lanes of Broad Street adjacent to the site, northbound vehicles wishing to make a left-hand tum from Broad onto Rockview need to have a protected area to wait until traffic clears .to complete their turn. Caltrans has suggested that storage for the northbound left-turn lane in Broad Street at its intersection with Rockview be increased. Conclusion: May be significant. Mitigation Measure: The existing northbound left-tum lane in Broad Street at Rockviewshall be lengthened with project development to the approval of the City Engineer and Caltrans. F. Utilities: The proposed project is expected to use about 4.16 acre feet of water per year from city sources. The city's overall strategy toward water resources is to better manage consumption by incorporating water conserving fixtures and landscaping, and by developing additional water resources. -93 ER 11-90 Page 3 The city has adopted regulations to control increases in water use due to development, and to help correct the current imbalance between water use and supply. The regulations limit issuance of building permits, and are expected to mitigate water-use impacts. Conclusion: May be significant. The subdivision can be processed, but issuance of building permits may be postponed depending on the water situation at the time when house plans are submitted for review. Building permits will not be issued for new projects (those received for discretionary review after 3-15-89) until the city's current drought situation is relieved, either by adequate rainfall or by a substantial new water supply, unless the applicant chooses to offset water use impacts. The city will allow water allocations for the proposed condominium units if the developer retrofits plumbing fixtures in the city to save a minimum of twice the amount of water their units would use. MitigationMeasure: None required. G. Noise Levels The city's 1975 Noise Element identifies an area about 60 feet wide along the site's Broad Street frontage as being subject to noise exposure levels that exceed the decibel range identified as being normally acceptable for residential uses (in excess of 60 decibels Ldn). This conclusion is further supported by noise measurements taken at the site by the applicant's noise consultant Harold Cota that indicated a noise level of 66 decibels Ldn. Staff required the applicant to submit a noise study evaluating noise impacts on the site. That noise study prepared by Donald O. Asquith, The Morro Group, July 6, 1990, is incorporated into this initial study herein by reference. Providing acceptable interior noise levels (45 decibels) can be fairly easily accommodated through use of certain building materials and construction techniques. Reducing exterior noise levels to acceptable levels is generally more difficult To help attenuate noise levels and to screen driveway and parking areas, the applicant is proposing to berm and heavily landscape an area behind the Broad Street sidewalk and front property line. A masonry sound wall iste walled in the street yard. Instead of being located along a continuous line, the is stepped at locations to meander within the street yard. The wall also varies in height It is four feet high on top of berms, eight feet high closest to the street and six feet high along the north property line. ER 11-90 Page 4 Conclusion: Most project usable outdoor private and common open space areas are located behind buildings and are therefore protected from the direct noise source. However, the units in Buildings 3 and 4 would be affected by exterior noise levels exceeding city standards. The submitted noise study concludes that proposed walls and berming will mitigate exterior noise levels for Building 3, but not Building 4. Mitigation Measure: The applicant shall install a six-foot high masonry sound wall along the north property line to the rear of the outside living areas provided behind Building 4. Based on this recommended mitigation, the applicant has revised plans to show the six-foot high wall along the north property line. H. Geologic and Seismic Hazards and Topograuhic Modifications The site lies in an area identified by the Seismic Safety Element of the General Plan as having a high potential risk of landslide during seismic activity. Beyond the landslide risk during an earthquake, there is a danger for earth movement on the site with heavy rains because of the heavy clay soils and steep slopes. The surrounding area is also known to have shallow aquifers which present their own special development concerns. Significant cuts are proposed in the steep western portion of the site to accommodate proposed buildings. Moderate filling will occur in the lower portions of the site. Changes to the contours in and around the drainage channel are also shown. The primary concerns with site development are the potential for differential settlement and expansive soil conditions. Conclusion: May be significant. A detailed soils and geology report needs to be submitted with the tentative map to adequately evaluate the proposed development's effect on the site and the need for special tract conditions regarding grading and construction techniques. Mitigation Measure: The recommendations contained in the submitted soils report regarding ground preparation for foundations, dewatering techniques for wet underground soils, compaction and maximum cut and fill slopes shall be followed. Vegetation . removal as preparation for grading shall be consistent with tree removals shown on plans approved by the Architectural Review Commission. ER 11-90 \ Page 5 I. Air Ouality 1. Short-term Impacts During project construction, there will be increased levels of fugitive dust associated with construction and grading activities, as well as construction emissions associated with heavy duty construction equipment. Conclusion: May be significant. Mitigation Measure: Consistent with Municipal Code Section 15.44.270, all graded surfaces shall be wetted, protected or contained in such a manner as to prevent dust or spill upon any adjoining property or street. The following measures shall constitute the project's dust management plan and shall remain in effect during all phases of that project's construction: a. Regular wetting of roads and graded areas (at least twice daily with complete coverage of all active areas); b. Increasing frequency of watering whenever winds exceed 15 mph; C. Cessation of grading activities during periods of winds over 25 mph; d. Direct application of water on material being excavated and/or transported onsite or offsite; e. Watering material stockpiles; and f. Periodic washdowns, or mechanical streetsweeping, of Broad Street and Rockview Place in the vicinity of the construction site. 2. Long-term Impacts The project size is below the threshold level that the San Luis Obispo Air Pollution Control Board (APCD) has requested the city refer to them. APCD did not make specific recommendations for mitigation measures given the relatively small size of the project. Conclusion: Not significant. Mitigation Measure: None required. � 3� ER 11-90 Page 6 J. Surface Water Flow and Oma litX A drainage channel flows across the easterly portion of the site and is proposed to remain mostly open with development. Flow in the channel is intermittent, conducting storm drainage from the site and surrounding properties. The channel is currently in a degraded condition, but does support some riparian vegetation. The main advantages to maintaining the open channel are its scenic potential as a project amenity and its potential as a riparian environment. 1. Building Setbacks from Channel The city's draft administrative creek policy encourages riparian corridors to be preserved or enhanced and calls for setbacks from the top of banks to achieve this goal Setbacks allow for substantial tree planting between top of bank and structures enhancing the riparian character and minimise the need for future creek improvements for flood protection. Several of the project buildings are located either within the proposed channel or within 10 feet of the top of bank. Conclusion: May be significant. Mitigation Measure: The applicant shall modify plans to show a ,minimum of a 10-foot setback between top of bank and structures. This would provide an adequate area for growth of mature trees, and assist in the re-establishment of the riparian habitat. 2. Channel Flow Plans indicate that the channel's location and configuration would be modified with development of the site. Changes include increasing the bank height from 6 to 8 feet and extending the culvert from the property to the north about 40 feet to terminate in a new headwall. The city's preference in reviewing changes to drainage channels with new projects is to keep open as much of the channel as possible, and to limit the amount of culverting. According to city Engineering staff, the additional culverting may be needed to connect with the culvert on the adjacent property to the north because of the trajectory of the existing culvert. ER 11-90 Page 7 Changes to the alignment of the channel may affect the volume or rate of now it can accommodate. If flow is more restricted, then the regeneration of vegetation and animals in the riparian corridor could be adversely affected and there may be increased chances of flooding. This could also have potentially adverse impacts on existing habitats within Acacia Creek further downstream. Conclusion: May be significant. Mitigation Measure: Prior to consideration of the tentative map for the project, the applicant shall submit appropriate hydraulic calculations indicating that: a) projected flow can aties adequately accommodated in the modified channel; and b) possible to proposed culverting. K Plant Life The possible existence of rare plants associated with serpentinitic outcroppings found on the site have been investigated and documented in a report prepared by Dr. V.L Holland (July 1990). That report is incorporated herein by reference. Dr. Holland found no rare plants during his survey of the site and concludes in his report that the project site is beyond the zone where serpentine endemics would be expected to be found. However, his report does provide some specific recommendations regarding restoration of the riparian habitat associated with the drainage channel. 1. Riparian Corridor As previously mentioned, the current riparian corridor has been highly disturbed and is in a degraded condition. While its value as a significant biological corridor is diminished by its physical separation from other segments of the riparian corridor, the report recognizes that its condition could be improved with project development. Conclusion: May be significant. Mitigation Measure: The drainage shall be incorporated into the landscaping design and native riparian plants shall be planted along its banks. ER 11-90 Page 8 2. Introduced Ornamental Trees A number of trees exist on the site. The status of all trees is indicated on the site plan, Sheet No. 1 of plans. Several trees are proposed to be removed. Removal of these trees will change the number and diversity of plant species on the site. Conclusion: May be significant. The most significant tree specimens are proposed to be retained. Where feasible, existing mature trees shall be retained and incorporated into the project landscaping plan. Addition of trees on the site as indicated on the project landscaping plan will compensate for the loss of trees proposed to be removed. Mitigation Measure: The applicant shall incorporate new trees into the landscaping plan to compensate for trees removed to the approval of the Architectural Review Commission. L Animal Life The site undoubtedly supports some small animals. These animals likely use the project site as well as other undeveloped sites in the vicinity. Since there are available sites in the area for continued use by these animals, loss of the habitat the project site affords will not be a significant environmental impact.. . The riparian zone along the existing drainage swale is not particularly significant in terms of wildlife. The water source enriches the zone with amphibians, but this is seasonal. Retaining the channel in an open condition will preserve the biological value this zone presently offers. The project will have no significant adverse impacts on animal life since there is no indication that the site supports any rare or endangered species. M. Archaeological/Historical: The city has drafted interim archaeological survey guidelines and procedures. These procedures identify when archaeological surveys need to be conducted for sites.. The project site because of its size and the fact that a drainage channel crosses it meets identified criteria for requiring a survey. The applicant has submitted an archaeological survey which is incorporated herein by reference. No significant cultural or archaeological impacts were identified on the site or in the vicinity of the site as a result of the field survey and maps and records research. ER 11-90 - Page 9 Conclusion: Not significant. Mitigation Measure: None required. O. F,.nerMatsource Use: The city's condominium regulations require that solar water heating be incorporated into proposed condominium projects. The applicant wants to use alternative construction techniques such as double pane windows. and additional duct insulation to save energy, rather than solar water heating. The Mechanical Engineering firm of Brummel, Myrick & Associates prepared a report for the applicant which analyzes the relative energy savings of solar water heating versus the proposed alternative construction techniques. Conclusion: May be significant. The Chief Building Official is reviewing the report to determine whether or not its conclusions regarding relative energy savings are valid. If the applicant's proposal resulted in the same or greater energy savings, then it would not be considered a significant environmental impact. Exceptions to the property improvement standards contained within the condominium regulations can-be approved by making required findings regarding exceptional circumstances at the time of tentative tract map consideration. Mitigation Measure: None required. III. STAFF RECOMMENDATION Staff recommends that a negative declaration be prepared for this project with noted mitigation measures incorporated into the project If the Community Development Director determines that the mitigation measures outlined in this initial study are ineffective or physically infeasible, he may add, delete or modify the mitigation to meet the intent of the original measures. j.-* 0 ER 11-90 Page 10 ENVIRONMENTAL REVIEWER 11-90 SUMMARY OF MITIGATION MEASURES In conformance with AB 3180, the following mitigation measures will be monitored by reviewing the plans during architectural review and tentative tract map consideration, final map review and building permit plan check: 1. The existing northbound left-turn lane in Broad Street at Rockview shall be lengthened with project development to the approval of the City Engineer and Caltrans. 2. The applicant shall install a six-foot high masonry sound wall along the north property line to the rear of the outside living areas provided behind Building 4. 3. The recommendations contained in the submitted soils report regarding ground preparation for foundations, dewatering techniques for wet underground soils, compaction and maximum cut and fill slopes shall be followed. Vegetation removal as preparation for grading shall be consistent with tree removals shown on plans approved by the Architectural Review Commission. 4. Consistent with Municipal Code Section 15.44.270, all graded surfaces shall be wetted, protected or contained in such a manner as to prevent dust or spill upon any adjoining property or street. The following measures shall constitute the project's dust management plan and shall remain in effect during all phases of that project's construction: a. Regular wetting of roads and graded areas (at least twice daily with complete coverage of all active areas); b. Increasing frequency of watering whenever winds exceed 15 mph; C. Cessation of grading activities during periods of winds over 25 mph; d. Direct application of water on material being excavated and/or transported onsite or offsite; e. Watering material stockpiles; and f. Periodic washdowns, or mechanical streetsweeping, of Broad Street and Rockview Place in the vicinity of the construction site. ER 11-90 Page 11 5. The applicant shall modify plans to show a minimum of a 10-foot setback between top of bank of the drainage channel and structures. This would provide an adequate area for growth of mature trees, and assist in the re-establishment of the riparian habitat. 6. Prior to consideration of the tentative map for the project, the applicant shall submit appropriate hydraulic calculations indicating that: a) projected flow can be adequately accommodated in the modified channel; and b) possible alternatives to proposed culverting. 7. The drainage shall be incorporated into the landscaping design and native riparian plants shall be planted along its banks. 8. The applicant shall incorporate new trees into the landscaping plan to compensate for trees removed to the approval of the Architectural Review Commission. 9. If the Community Development Director determines that the above mitigation measures are ineffective or physically infeasible, he may add, delete or modify the mitigation to meet the intent of the original measures. d:erll-90.wp HAROLD M. COTA, Ph.D. ,P.E. NOISE CONSULTANT 1210 Woodside Drive San Luis Obispo ,CA 93401 Mr. John Mitchell 1012 Pacific A-1 San Luis Obispo, CA 94301 Subject: Noise Report on CORNERSTONE Project Dear John, June 25 , 1990 At you request, I carried out a noise survey on the 'site of the proposed Cornerstone project at 3360 Rockview Place in San Luis Obispo,CA. Measurements were made with a Quest 22B Integrating Sound Level Meter at the location indicated on the copy of the blue print you provided. The LDN and CNEL were determined to be 66 dBA. It was estimated that most vehicles were travelling at least 45 mph by the site . In discussing this with a long time resident on the site, this has been the case since the road was widened since the posted speed limit is 55 mph. Sincerely, FE c p �gsl 2 . Cz s21 t No. 3248 �c UP 31311°4 � �Q J?glfOF CAUEO��/ C- f3 r., ..-....-:::::::::.::::::::::::..:::::::-::::::::::::: HE=:M0 R:O :::GR:4-P- -- '= ._ July 6, 1990 Mr.John Mitchell 1012 Pacific Street, Suite Al San Luis Obispo, CA 93401 SUBJECT: Cornerstone Project,Attenuation of Noise Wall/Berm Dear John: At your request, I have conducted an evaluation of the reductions in noise levels resulting from the provision of a combination wall and berm extending along the exposure of the project to South Broad traffic noise. The report prepared by Dr. Cota indicates a noise level at the site of 66 dBA (Ldn or CNEL), but it does not state the exact location of this noise level. However, based on a study we did at the old brickyard about a year ago, this level would appear to be reasonable for locations at the closest points to South Broad of the outside living areas of Buildings 3 and 4. Using this value, the required noise reduction is 6 dBA. Methodology Our estimation of the reductions in noise levels that would result from the proposed wall/berm is based on a computer version of the Federal Highway Traffic Noise Prediction Model (FHWA-RD- 77-108) for finite wall lengths. The program takes into account two line sources of traffic consisting of automobiles, medium trucks and heavy trucks, each having a different source elevation above the pavement(6 sources in all). The proposed wall/berm has been simplified to be a linear wall extending from the north property line to a point approximately 75 feet south of the south edge of the outside living area of Building 3 (Figure 1). The program was run for wall heights of 5 feet to 10 feet, with receivers 5 feet above ground level and located as shown on Figure 1. Results The results of the computer run are attached at the rear of the report, and are summarized as follows: • Noise levels on the northerly side of Building 4 would be reduced only 2.3 to 2.9 dB by the wall. If the effects of the building are included, the reduction would be 3.0 dB. However, the reduction cannot exceed 3.0 dB (elimination of half the noise) unless the wall is extended along the northerly properly line to the rear of the outside living area. • Noise levels in the outside living area of Building 3 would be reduced by 6.0 to 7.7 dB with this wall configuration. Your proposal to replace the southerly 45 feet of wall with a 6-foot berm located southeasterly of the outside living area would produce similar or better results, as berms are about 50% more efficient than walls in reducing noise. Environmental services P.O. Box 6297, Los Osos, CA 93412 • 805,528.2187 -�� Recommendations Based on the calculations, your proposal will be adequate for the Building 3 outside living area, but not for that for Building 4. Noise levels in the Building 4 outside living area can be reduced to below 60 dBA by constructing a 6-foot block wall along the northerly property line to the rear of the outside living area. Should you have any questions on the above,please call me at 528-2187. Sincerely, Donald O. Asqui 2 ni to L.4 mm rA LIZ . . ...%...... I '. .. . .." : .; W q r. cn Np P C14 q., LL yT OnJ6 lm. PROJECT : Cornerstone LOCATION: Next to South Broad SOURCE AND BARRIER GEOMETRY: Left Coordinates Right Coordinates Hori: . Vert . Elev . Horiz . Vert . Elev . Near lane of road: 0 15 0 1000 1?5 0 Far lane of road: 0 231 0 1000 231 0 Base of •barrier : 500 165 0 ?40 165 0 RECEIVER GEOMETRY: Receiver Hori= . Vert . Elev . Source Ana. 1 505 100 5 153.5 2 505 140 5 167.4 3 600 150 5 16?.3 4 665 150 5 163.5 5 665 135 5 164 .7 BARRIER CONFIGURATIONS: Left End Rioht End Sequence Heieht Elevation Height Ele'vatlon 1 5 2 6 6 6 6 3 ? 1 ? 7 4 S B S 5 S g ; 6 10 10 10 10 TRAFFIC DISTRIBUTION- Tetal Autos M. Tr . H. Tr . Near, lane `0 45 3 2 Far lane G'_ 45 3 ATTENUATIONS: ':Reflection rficient : 0 .00 BARRIER. CONFIGURATION 1 (Height , left= 5 right= 5 ? Near Lane Far Lane Weighted '.eceiver Angle Autos M. T. H, T. Autos M. T. H. T. Average 1 79 2.37 2.05 0 .00 2.07 1 .91 0 .00 1 .02 95 _.69 2._'•8 0 .00 2.37 2.2'5 0 .00 1 . 15 3 165 6.08 5.22 0 .00 5. 16 4.90 0 .00 2.09 4 163 5.'i'9 5. 16 0 .00 5. 10 4.85 0 .00 2.03 5 148 5.61 4 .67 0 .00 4 .66 4.31 0 .00 1 .96 BARRIER CONFIGURATION 2 (Height , left= 6 , right= 6 ) Near Lane Far Lane Weighted Receiver Angle Autos M. T . H. T. Autos M. T. H. T. Average 1 79 2.53 2.26 0 .00 2.24 2.05 0 .00 1 .09 2 95 2.96 2.68 0.00 2.63 2.46 2.20 1 .82 3 165 7.46 6.40 3.47 6. 19 5.70 4.88 5.27 4 163 7.33 6.30 3.44 6. 10 5.63 4.83 5.20 5 148 6.45 5.49 0 .00 5.34 4.34 4. 15 3.31 SARRIER CONFIGURATION 3 ''Height , left= 7 , right= r' ) Near Lane Far Lane Weighted Receiver Angie Autos M. T. H. T . Autos M. T . H. T. Average 1 79 _.65 4.44 0 .00 2.39 2.22 I .Q. 11 .63 2 95 ?. 17 2.95 2.88 2.73 2. 2.65 3 165 8.8i 7.30 5.3i .44 6.='0 5.64 6.60 4 163 5.60 7.65 5.2'4 7.31 6.79 5.56 6.4'r" 5 148 7. 17 0.04 4.c2 6 .08 5.55 4.29 5.01 BARRIER. CONFIGURATION 4 ';Height , left= 8 , right= 8 ) NFar Lane Far Lane Weighted Receiver Angle Autos M. T. H. T. Auto=_. M. 'i . H Average 1 '^ 2.7a 2.58 =9' 2.:2 2.37 �- -Jr. 3.08 2.90 'j.`8 �- 3 � 65z a e . : i 52 8.67 3. 16 4 ib3 ?.'_' 8.Cc. 0.43 8.417 ='9 = 7.e6�-- 5 148 7.74 CB 4.78 0.76 6.21 " .98 5.02 C- BARRIER Cot4FIGURATION 5 <.Hei -ht , left= c, right= :? N:-r, Lan:_ Far lane Weighte4 Receiver Angle A 'tc•=_ �, T H. T . Au+.o M. T. H T . Average 1 7 �.'� .rO I: C,'. ,} 2 Co. 7.J .3'_ 2 95 1: �� . -.r ��n ". 14 �.CI� Y .�I7 J J . _LI r'J �J '' 1 -5 4 .a2 .76 ^.�1 2.02 ^.G� 4. r. SARPIEF. CONFIGURATION 6 (Height , 1e=+.= iv right= 10 Near Lane Far Lane Weiahted i 'Jer Arigle yU= :•1 T H, riu t�,s H. T - At'�r 3+�6 7a C-4 .�� Wil' 1.` 51 1 _ _. _ _ 1 •c ,r"� .moi 1 �I .7U iQ 5 i4e .5= °. 1 � 4. +� 00 47 _ .4 7.23 l BOTANICAL STUDY OF CORNERSTONE PROJECT,TRACT 2010, BROAD AND ROCHVIEW PLACE, CITY OF SAN LUIS OBISPO, CALIFORNIA By J' V. L. Holland,Ph.D. ~-F+ Plant Ecologist 1697 II Cerrito Ct. San Luis Obispo,California 93401 Prepared for: John Robert Mitchell Architect 1012 Pacific A-1 San Luis Obispo,California July log 1990 Botanical Survey m. ,ornerston project,San Luis Obis, _ 2 INTRODUCTION A botanical survey of the Conerstone project site located at the northwest comer of Broad Street and Rockview Place was carried out on July 7-8, 1990 by Dr. V. L. Holland. The field survey consisted of canvassing the area on foot, recording identifiable plant species and describing plant habitats within the project boundaries. The emphasis of the study was on the drainage swale that traverses the area near the eastern portion of the site (parallel to Broad Street) and on the possible occurrence of any rare or sensitive plant species. It is important to point out that this is not a complete list of the plants. present on the site. Plant species composition, especially herbaceous cover, varies seasonally. During July, 1990, most herbaceous plants are not present in identifiable condition. Because this has been a very dry year, most of the winter and spring flowering annuals were represented only by the shattered, dried remains of last year's crop. Additionally, aquatic species are subjected to the annual fluctuations in water flow; and degree of cover varies accordingly. Thus, the plants listed in Table 1 are only those found in identifiable condition during the July 1990 survey following a dry year. A'thorough survey through the entire year would be necessary for a complete listing of the flora found on the project site. It should also be noted that the ornamental trees and shrubs planted on the site are not included in this survey. These plants have been identified and mapped previously as shown on the tract map for the site. DESCRIPTION OF THE PLANT COMILTNITIES The natural vegetation of the property can be divided into the two plant communities: ruderal (disturbed upland areas) mixed with planted ornamentals and riparian (drainage swale). Particularly close attention was given to the riparian habitat that occurs along the drainage in order to access its importance biologically. 1. Ruderal_Community The ruderal community is composed of plants that are closely related to human activities. Ruderal species are common in areas in which the natural plant communities have been disturbed or removed. On the Conerstone property, the ruderal community covers on all of the upland portions of the site on both sides of the drainage swale. It is composed almost entirely of introduced, weedy species; however, there are also several planted ornamentals and garden escapes. Some of the common plants are listed below. Others are listed in Table 1. Avena fatua Common wild oats Brassica geniculata Perennial mustard a-sa Botanical Survey of. merston project,San Luis Obis_ . 3 Bromus diandrus Rip-gut brome grass Carduus pycnoce hp alus Italian thistle Cichorium intybus Chicory Erodium cicutarium Red-stem filaree Hordeum lenorinum Foxtail barley Lactuca sali,Ena Slender wild lettuce Lactuca seriola Prickly lettuce Lolium multiflorum Annual ryegrass Malva nicaeensis Mallow Medicago Dolvmorpha Bur-clover Picric echioides Bristly oxtongue RaFhanus sativus Wild raddish Rumex conglomeratus Knotted dock Sonchus oleraceus Common sow-thistle 2. MRarian Community Riparian habitats are common along waterways such as drainage channels, streams, rivers, lakes, and marshes. Streams and other areas of high water tables often have a significant influence on local natural vegetation. Many of the plant species found in riparian habitats are restricted to areas where they have access to a shallow water table. -On the project site, a degraded form of this community occurs along the seasonal drainage swale that traverses the site and parallels Broad Street. The drainage swale is currently dominated by herbaceous plants although there are several small, bushy Salix lasiolepis (Arroyo willow) along the bottom of the swale that appear to have just recently become established. The only other native shrubs noted along the swale was Baccharis pilularis (Coyote bush) and Rubus ursinus (wild blackberry). The other trees near the swale are planted ornamentals such as the weeping willows, California peppers, walnuts and elms. The herbaceous cover is composed of a mixture of aquatic and semi-aquatic forbs and grasses along with some of the weedy plants from the upland portion of the. project site and adjacent roadside. There is a patch of Scripus californicus (tule) in the drainage swale next to the culvert that carries the water off-site (near the intersection of Broad Street and Rockview Place). This aquatic, perennial is an indicator of freshwater marsh habitats and occurs in this particular area of the swale because water remains in a small pool for an extended period of time. It was not noted anywhere else along the drainage swale. Some of the common semi-aquatic and riparian species that occur scattered along the drainage swale are listed below. Carex sp. Sedge Cyperus eragrostis Umbrella sedge Distichlis spicata Saltgrass p�S / Botanical Sm-vey of.Nrne-siton project,San Luis Obist._ 4 Lythrum hyssopifolia Loosestrife Phalaris aquatica Harding grass Plantago hirtella Marsh plantain Polypogon sp. Rabbitfoot grass Rumex crispus Curly dock Other species common along the drainage swale are listed below. Some of these are found both along the swale and in the adjacent upland portions of the site. Additional species found on the site are listed in Table 1. Cynodon dactylon Bermuda grass Dipsacus fullonum Teasel Geranium carolinianum Wild geranium Lotus sp. Annual deervetch Mentha arvensis Field mint Rumex conglomeratus Knotted dock Verbena robusta Vervain Vinca major Periwinkle Vitis sp. Grape The riparian community along the drainage swale within the project site is highly disturbed and currently in a degraded condition. To the north, the swale traverses several developments and passes through . culverts before entering the project site itself. To the south, the drainage is through a culvert and then eventually into Acacia Creek. However, the small section of the drainage channel that traverses the subject site is somewhat isolated and separated from any significant riparian corridor of vegetation by Broad Street to the east and by a rolling hillside to the south. As a result, its importance biologically is diminished. However, it should be recognized as an important feature in the landscape plans for the site. I suggest that the swale be incorporated into the landscape design of the proposed development and that native riparian plants be planted along its banks. Currently the landscape plan calls for Riparian/Deciduous trees such as sycamore and alders. These are good choices. Other native trees that could be used are Quercus agrifolia (Coast live oak),Umbellularia californica (California bay-laurel), Populus trichocarpa (Black cottonwood), Salix lasiolepis (Arroyo willow). The former two are evergreen, and the latter two are deciduous. All are native to riparian woodland communities in San Luis Obispo. I am not familiar with the water flow volume in this swale during a wet year. It may be necessary to "clean" the creek channel itself and keep it only in herbaceous cover. The trees and shrubs should be planted so that they do not impede the flow of water down the channel. Currently, there are several small willows in the bottom of the drainage channel. If these are allowed to grow tall, they could impede the flow of water down the swale. This may not be a problem, depending the flow rate and volume of the channel; however, it could be a problem during a "wet" year if the . v� Botanical Survey of%,orneiston project,San Luis Obispu 5 volume of water flowing down the channel is high. The location of the housing units and landscaping along the swale will need to adequately address any potential flooding problems both on-site and off-site. RARE AND ENDANGERED SPECIES No rare or endangered species were found on the Conerstone project site. There are two rare plants known to occur on the serpentine hillsides west of the project site (Calochortus obispoensis [San Luis Obispo mariposa lily] and Dudleya abramsii ssp. murina [San Luis Obispo dudleya]). However, these plants are restricted to these serpentine hills and would not be expected to occur in habitats within the boundaries of the project site. Because of the timing of the on-site survey (July, 1990), it cannot be stated with absolute certainty that no rare plants occur on the site; however, based on the disturbed nature of the habitat, I would not expect to find any. a -s3 Botanical Survey o)L .irnerston.project,San Luis Obisi. 6 REFEEULACES California Department of Fish and Game, The Resources Agency. 1982. Desianated Endangered or Rare Plants (Alphabetical by Scientific Name). 4 pp. California Department of Fish and Game. 1988. Natural Diversity Data Base. Special Plants. 58 pp. Gaines, D. A. 1980. The valley riparian forests of California: their importance to bird populations. pp. 57-73 in A. Sands, ed. Riparian Forests in California. Their Ecology and Conservation. Division of Agricultural Sciences, University of California, Davis. Holland, Robert. F. 1986. Preliminary Descriptions of the Terrestrial Natural Communities of California. State of California, The Resources Agency, Department of Fish and Game. Holland, V. L. and David Keil. 1989. California Vegetation. El Corral Publications. 375 pp. Hoover, R. F. 1970. The Vascular Plants of San Luis Obispo County, California. U. C. Press, Berkeley, CA. Munz, P. A., and D. D. Keck. 1959. A California Flora. University of California Press, Berkeley. Munn, Philip. 1968. Supplement to A California Flora. University of California Press, Berkeley. Smith, F. 1980. A short review of the status of riparian forests in California. pp. 1-2 in A. Sands, ed. Riparian Forests in California. Their Ecology and Conservation. Division of Agricultural Sciences, University of California, Davis. Smith, J. P., and Ken Berg. 1988. California Native Plant Society's Inventory of Rare and Endangered Vascular Plants of California. California Native Plant Society, Special Publication No. 1, Sacramento. U.S. Fish and Wildlife Service. 1980. Endaneered and Threatened Wildlife and Plants: Review of Plant Taxa for Listing as Endangered or Threatened Ste. Federal Register 45(242): 82480-82568. U.S. Fish and Wildlife Service. 1983. Endaneered and Threatened Wildlife and Plants: Supplement to Review of Plant Taxa for Listing: Proposed $Mg. Federal Register 48(229): 53640-53670. v�N Botanical Survey of`.,merston project,San Luis Obisp, 7 TABLE 1. LIST OF VASCULAR PLANT SPECIES PRESENT IN IDENFIABLE CONDITION(JULY, 1990),CORNERSTONE PROJECT, BROAD STREET AND ROCKVIEW PLACE,SAN LUIS OBISPO, CALIFORNIA TREES AND SHRUBS(excluding planted ornamentals) Quercus aerifolia Coast live oak ** chinus Molle Pepper-tree Baccharis pilularis Coyote bush ** Opuntia ficus-indica Prickly-pear Rubus ursinus Common blackberry HERBS * Avena barbata Slender wild oats * Avena fatua Common wild oats * Brachypodium distac von False brome-grass * Brassica Lreniculata Perennial mustard * Brassica nigh Black mustard * Bromus diandrus Rip-gut brome grass * Bromus madritensis Spanish brome grass * Bromus mollis Soft chess brome grass * Bromus rubens Red brome grass * Bromus willdenovii Rescue grass Calystegia macrostegia Common morning-glory morning-glory * Carduus pyycnocenhalus Italian thistle Carex sp. Sedge * Cerastium viscosum Chickweed * Cichorium intvbus Chicory * Qmodon dactylon Bermuda grass Cyperus eragrostis Umbrella sedge Danthonia californica California oat-grass * Dipsacus fullonum Teasel Distichlis svicata Saltgrass * Erodium cicutarium Red-stem filaree * Erodium moschatum Green-stem filaree * Geranium carolinianum Wild geranium * Gnaphalium sR Cudweed v�� Botanical Survey of.:ornerston project,San Luis Obisr,, 8 1 ni m guberulum Sneezeweed * Hordeum leoorinum Foxtail barley * Lactucalsa iana Slender wild lettuce * Lactuca seriola Prickly lettuce * Lolium multiflorum Annual ryegrass Lotus sp. Annual deervetch Lvthrum hvsso ifp olia Loosestrife * Malva nicaeensis Mallow * Malva pa flora Mallow * Medicago eolym rpha Bur-clover * Mentha arvensis Field mint * hP alaris aquatica Harding grass * Picris echioides Bristly oxtongue Plantago hirtella Marsh plantain * Plantago lanceolata English plantain * PolyDogon SD. Rabbitfoot grass * Raphanus sativus Wild raddish * Rumex conOomeratus Knotted dock * Rumex cris8us Curly dock Scirous californicus Tule * Sonchus as8er Prickly sow-thistle * Sonchus oleraceus Common sow-thistle * Taraxacum officinale Dandelion * Tragopogon porrifolius Salsify Trifolium fig, Clover Verbena robusta Vervain ** Vinca major Periwinkle ** Vitis sp. Grape * Vulnia mvuros Rattail fescue ---------------------------------------------------- * — Weedy alien species naturalized in California. ** — Escaped or persisting from cultivation. `y SUMMARY 30 June 1990 Owner. —Be11a 0=4eate c/o John R. Mitchell Parcel Number. 04-601-14,18,19,24 0664 Location: Comer at E side of Broad Street, N side of Rockview, San Luis Obispo Result: Negati San Luis pObispo ,,ate -' ^�- i �I .i.50/ •.. .,�-` '�--`��1��'-\ �� I+1!�� Hill r /}) r• � �<ro��•`\\ •,T,�,. ��i^7``)'�r�� `'1�• �4 I ' •W OTO .. � I J I .ta••.•.•.. ••.. v,. l •• •ri�.�1 •. •••I• � �� \\ t 70a '.Z :•..••M••�•'1f• C I 1✓.� ai}v . :... dea0 " it '`�• :;Y� + .. :` I. R •Q I Park t15 + � •» Jh nsoN`..,- . r \?" •':• oRsEio�Tower., "SINhslmert�l�Palk . , . i Park �,,,, . i ••: .1 �°_�N', '�� n I { -a _ :'1'� .lg a i •(.� ate !"-:I _ latiaa Tank S rNYt0.00 a°.• owNi�, ,,, r Sc � '\ �• ;. M ��•�:.a ./.� may'... .J90rallec EIM ?2 ark rk Park " � `_ I 1• 7zo... . tea.•. •••t Uy i ".� O\•\ a \ice .. ., �. C Oj• •°° . 0..... Ci e CHARLES E. DELLS Archaeological Surface Suraeyt in San Luis Obispo County 1371 Avalon Street SAN LUIS OBISPO, U 93401 (605) 544-1731 30 June 1990 0664 APN 04-601-14,18,19,24 TO: Bella Corriente c/o John R. Mitchell 1012 Pacific Street San Luis Obispo, CA 93401 RE: Archaeological Potential of Bella Corriente Place Project on Rockview Place. The Project: Nine condominium buildings are to be built with a cul-de-sac at the center. There will be considerable grading to accomplish this project. archaeology of the Area: The,Indians have probably been in this area for at least 9000 years. The most recent were the Chumash, occupying the coast from the Cayucos area to San Diego. This radiocarbon date was found in Cambria, Diablo Canyon and twice in Pismo Beach.We don't know what peoples may have been here at one time or another, but the most recent group has been the Chumash. They extended from north of San Luis Obispo to San Diego, from the ocean to the.hills east of Soda Lake. The Yokuts were to the east and the Salinans to the north. la general, the Indians needed water and resources, both vegetable and mineral. The Arroyo Grande area provides these in quantity. It is quite possible that the relative water level was higher in the past. In addition, it is the natural fate of estuaries to fill in. I have hypothe- sized that the area of flat flower fields south of Arroyo Grande was an ancient bay, which I call Halcyon Bay. The similarity to Morro Bay is amazing. They have the same shape. Arroyo Grande Creek enters as Chorro Creek does to Morro Bay. Los Berros Creek enters like Los Osos Creek. The Oceano sand dunes are the remnants of the ancient sandspit. Since sand is no longer being flushed by tidal action, it is being windspread to the east and has encroached on the bay. The Dune Lakes are the resonant of the bay and they are gradually being smothered by this sand. It is quite possible that sites lower than 40 feet are late sites, after water levels had begun to recede. In spite of this theory, we must continue to look on these flats until the timing of events can be established. One fact that helps confirm this theory is the presence of bay-type shells in the sites around it. Sites are known in the sand dunes, along the bluff edge overlooking.the east side of the bay and along both sides of the Arroyo Grande Creek entrance to the bay. These sites do produce shells characteristic of a bay environment. There are sites along the bay on the south side of Grover City and Oceano to Arroyo Grande. The best sites appear to be from Halcyon to Grand Avenue at the freeway. If this theory has validity, one can postulate the same idea north of Arroyo Grande. At present there is an area inland along Pismo Creek known as Pismo Lake or Pismo March. If one looks at the forty foot contour, an estuary appears that extends inland along the creek for a mile. It also branches to the south along the gully where the freeway is now, down to about Oak Park Road. The ridge along the southwest edge of this estuary was heavily occupied. And JA-A/L/1-'1 R/SPo aa�= jA filch • 1• �'- Co t o / \ � ;3.. I ..• .'lt � T\\.\ ` Js ;:.��..ii' - la■,3 �.... ' j]r Hi Sch../ r (.'ir `'. • ' .�..::.\:,1 : \ t 'b9 (�.' .�: I •'�: �•rl' 1r �., I.\ I ',000 ros ectx '� •.�6vJr. .i�f• r ,l)J ae .1 ' IWI'� .rb s lio / �. 4-• IN alk L',na Sani ou ace so 100 rlr raJ r G 'll ._i:••�'J/,r�i" <' bA. •.�' a• mf • •�• •\ ,_ .. I hlradav'' tag °� ;: :.> � � .:;.. ;.... �,• •. ..r ' aler Nom' •tI ... •:7•'••••••':,�"b5nso_ri�*,w••.•••` •:1-- _—_ r o Park. •••%in.l:r.lmrr S P:rrk •\'• ' vRadio Tower, Sch\ ,e- ! �•l•' •t' �t;k,�` ,u. •' ••i• ... .Sinsheimer •so � ��: .�1::•• '� ' q Park '://• n. ■ h�ater 4 O'•' -_- .. r ■ \� /. ... B / .'Tank•30�rwr:Cao ar;. Oarvf ... -1 w J ri■tian 797,/ --i�� ';• 1_•.:,r••- -_-_-� _� \ ,3' •.D•Y Sch iaa s.l y / �J,'.iVYI\. bj •'�,•.PT'7: ;'r —i.l..\1 ,.1 1`\\M79J0� � \`..\+ •\• .• •. .ORCUTr .•. R/p•D/. ��;•• / \ �J \ cp, \,�� `'• .•,�}•• BM x •��. `Tyit x er , I ''�.•', :, I ./ • '\. / !Park, •'?So•Jv O• j.r ,. rill Park raller � :■..0.I•r r. �. ..,\: 1..'J `_ :� •`, : ark �\ {�°� i'O9:• ,�.•� ; ..r'r�' \� ` ,��\\��\\�\ `.' ``�,, ,`Y� �•770 ./•(.,.` / !� y' Park: /- �'\�i ir :`. ••� '\ 1 a'!i , ' - os, a0 170 ..r �•` 1 � .. .r ' d'� I .• BH°' I_�.�. • ��n� ._ �,' : ` Pita r ` 'ark /= Qi;! S.1,R,21113 IOb15P0 rf7. Purrs Oin,� '� ``i \ ■ .� ;•rf�j�/i•�---^•�•— ,/�\. ; "�' ;'O sem•-• � % ,Q .' ' n ,.� - Via'.: ` .... �C •-` .7 1 V �.{` X11'` I= 1`i'�`.::•`-::.�vw_.. Bby le l\I4. V 0• � r'M Iu7v aro Or e - ��• � ' •'� one of the best sites in Pismo Beach is at the Junior High School, overlooking the inland branch of this estuary. In 1958, prior to the construction of Lopez Dam, a survey of the watershed was made. About 60 sites were recorded. While it was a good and effective survey, they missed a number of sites. They were concerned with the immediate environs of the water system that was to be disturbed, both with Arroyo Grande and Los Betros Creeks. They looked along the edge of the bluff south of Arroyo Grande and found a dense occupation, but reported none farther inland. While more sites have been found inland on Nipomo Hill, little has been found on the mesa inland from hiway 1 although there has been a fair amount of looking. Inland from Pismo Beach there are sites. An important site is near Edna. A few sites are recorded toward the foothills from hiway 227, but there has been very little looking. Several surveys have been conducted in the Tiffany Ranch Road area. There is an apparent good ancient water supply in the area. The only recorded sites in the area are on the hills to the south. The City of San Luis Obispo has traces all over it. But no systematic study has been made and it is tremendously developed now. It may be very difficult to unravel its history. Several sites are recorded and there are several more on the perimeter, including one pictograph site. There is a watershed just short of the Meas Colony. Water on the SLO side goes to Avila, while water on the other side goes to Morro Bay. This valley has signs of heavy occu- pation, probably the largest in the area. The main occupation is thought to have been ruined during construction of Camp San Luis in WWII. Chorro Valley and Los Osos Valley are roughly parallel. However, the hills are such that Los Osos Valley is notoriously windy. It also does not seem to have the tremendous amount of ancient water that is apparent in Chorro Valley. There is a tremendous amount of Indian evidence in Chorro Valley and minimal amounts in Los Osos Valley. There may be as many as 600 mortars in this valley and less than a dozen in Los Osos Valley. Perhaps Los Osos Valley was left as a game preserve. Perhaps it was just not comfortable. In any case, the study of Chorro Valley shows it to have been the most heavily occu- pied area between Shell Beach and Cambria. A field of mortars appear to have been destroyed with no study by the construction of the County Center across Hiway 1 from El Chorro Park. In summary, there was a significant ancient population in this area. Any project in this valley will have to be treated with great caution. Field Search: I walked over this project. There is.a creek roughly paralleling Broad Street near that end of the parcel. The ground slopes up rather sharply toward the west end of the lot. There is an existing house at one corner. And there is an apparent house pad which may have had a stricture in the past. There is foreign material on the lot. It would appear that there had been impacts by previous construction, by construction of Broad Street and Rockview Place. It is even possible that the creek was relocated during construction of Broad Street. Ia sum, the lot has a strong slope on much of it and there seems to have been a great deal of disturbance of the leveler portion. I saw nothing aboriginal on this property. Recommendation: I recommend that no archaeological impediment be placed against this project. 40 \1 t 4o N •,•R• r 6 J•• p oLO N `\ •:�`, POE Y 04 47 583 .� is' •:,: w1' . %'.. •h� \ 7• `. `ti's', .,•\.`r`.-�RT•�4\\.A.*\ .�. • i ;• .. '\ '�4y.. '_: 1441. `� �Filb \ i \ 'y, .4. rt � � � � �:,, __•fir� � . h V V � 4 ADDENDUM '<<,�• for the City of San Luis Obispo I_ John R. Mitchell Bella Comente ,'.•••. APN 04-601-14,18,19,24 0664 l;` `'\ Vit'` ca 1.5 acres '�\„ -mow ' �.�ti• ��_' �'• Tom• a`•w �\] USGS Quad: San Luis Obispo II_ Report done for the City of San Luis Obispo. .`T��' . III. At comer, W side of Broad Street, N side ! ' of Rockview Place, San Luis Obispo IV_ Nine condos are planned for the area. The drainage swale is to be preserved and there will be a cul-de-sac in the center. (D r } •,/ V. V_ A records search has been requested from CASs and the maps and records of the San Luis a'' '`1 i �r\•; Obispo County Archaeological Society have been consulted. VI_ There are two sites within a mile. One site on further study seemed to be displaced material. ; O 10 Q VII_ Negative °o .� VIII. A swale on the property is a tributary of re, the creek which parallels Buckley Road and goes into San Luis Creek I%_ Five copies of the report sena to client, one _ to CASS and one retained b me. �(f All maps prepared by me from USGS ,,.• .. / �:;.•� , ,I, , �Vl�;,�,,�;i,` , .;� Quad maps, Assessor's parcel maps or maps :. t� � r_< •;,,.: supplied by clients. ' � `��" VIII ��••�. \\.�. - ' 'S. C`:�\�\\,•�t�, i;i' Y� ,tom O-`:/' • �. Hyl ��•Q�, �,• �. •.,..V. '�`+�: i�•� GY V