HomeMy WebLinkAboutARC-1013-16 (ARCH-1219-2015 -- 120 Tank Farm Road)RESOLUTION NO. ARC -1013-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION GRANTING DESIGN APPROVAL OF THE
"PUBLIC MARKET PROJECT" WHICH INCLUDES MODIFICATIONS
AND RELOCATION OF EXISTING STRUCTURES OF THE MASTER
LIST HISTORIC LONG BONETTI RANCH FARM COMPLEX AND
ADDITION OF FOUR NEW BUILDINGS. PROJECT INCLUDES
APPROVAL OF A 30% PARKING REDUCTION, OFF-SITE PARKING,
AND ADOPTION OF A MITIGATED NEGATIVE DECLARATION AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED JULY 11, 2016 (120 TANK FARM/3897 S. HIGUERA, BASE
ADDRESSES— ARCH -1219-2015)
WHEREAS, on November 3, 2014, the Architectural Review Commission of the City of
San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990
Palm Street, San Luis Obispo, California, for the purpose of providing conceptual feedback on
preliminary project plans; Tank Farm Center, LLC., applicant; and
WHEREAS, on June 6, 2016, the Cultural Heritage Committee of the City of San Luis
Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street,
San Luis Obispo, California, for the purpose of historic preservation review of the subject project
and recommended approval to the Architectural Review Commission; Tank Farm Center, LLC.,
applicant; and
WHEREAS, on July 11, 2016, the Architectural Review Commission of the City of San
Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm
Street, San Luis Obispo, California, for the purpose of design review of the subject application;
Tank Farm Center, LLC., applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Architectural Review Commission has duly considered all evidence,
including the testimony of the applicant, interested parties, and the evaluation and
recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED, by the Architectural Review Commission
of the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
design approval to the project (ARCH -1219-2015), based on the following findings:
1. That the project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the site's zoning
designation and will be subject to conformance with all applicable building, fire, and safety
codes.
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2. The project is consistent with the Higuera Commerce Park Specific Plan since the project
includes design elements, development standards, and preservation of significant Long-
Bonetti Ranch structures as specified in the specific plan.
3. That, consistent with the City's Community Design Guidelines, the project incorporates
articulation, massing, and a mix of color/finish materials that are compatible with the
neighborhood.
4. That, consistent with the City's Community Design Guidelines, the project incorporates
sufficient articulation/wall plane movement throughout all elevations that avoids the
appearance of "boxy" structures.
5. That, consistent with the Historic Preservation Guidelines and as recommended by the
Cultural Heritage Committee (Resolution No. 1008-16), the proposed new structures are
compatible and complimentary to the size/scale, massing, and architectural features of the
Master List Historic Long Bonetti Ranch Complex and that proposed modifications to the
ranch structures does not alter character -defining features and historic spatial relationships
will be maintained.
6. That, as conditioned, off-site parking is acceptable at this location because the off-site
parking lot is directly adjacent with the on-site parking area allowing for convenient
pedestrian access to the project site
7. That, as conditioned, a 30% parking reduction is acceptable at this location because parking
facilities will be shared among several uses and the mix of businesses provide for varied
times of peak parking demand. Furthermore, the location is within close proximity to bus
stop locations and conditions of approval ensure significant bicycle parking.
SECTION 2. Environmental Review. The Architectural Review Commission hereby
adopts the proposed Mitigated Negative Declaration of Environmental Impact finding that it
adequately identifies the project's potentially significant impacts with incorporation of the
following mitigation measures and monitoring programs:
Air Ouality_
Mitigation Measure AQ 1: Prior to any construction activities at the site, the project
proponent shall ensure that a geologic evaluation is conducted to determine if the area
disturbed is exempt from the Asbestos ATCM regulation. An exemption request must be
filed with the APCD. If the site is not exempt from the requirements of the regulation, the
applicant must comply with all requirements outlined in the Asbestos ATCM. This may
include development of an Asbestos Dust Mitigation Plan and Asbestos Health and
Safety Program for approval by the APCD.
➢ Monitoring Plan, AQ 1: All mitigation measures shall be shown on grading and
building plans. In addition, the contractor shall designate a person or persons to
monitor compliance with APCD requirements. The name and telephone number of
such persons shall be provided to the APCD, Community Development and Public
Works Departments prior to commencement of construction. The applicant shall
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provide documentation of compliance with APCD requirements to City staff prior to
issuance of any grading or building permits.
Mitigation Measure AQ 2: Any scheduled disturbance, removal, or relocation of utility
pipelines shall be coordinated with the APCD Enforcement Division at (805) 781-5912 to
ensure compliance with NESHAP, which include, but are not limited to: 1) written
notification, within at least 10 business days of activities commencing, to the APCD, 2)
asbestos survey conducted by a Certified Asbestos Consultant, and, 3) applicable removal
and disposal requirements of identified ACM.
➢ Monitoring Plan, AQ 2: All mitigation measures shall be shown on grading and
building plans. In addition, the contractor shall designate a person or persons to
monitor compliance with APCD requirements. Their duties shall include holiday and
weekend periods when work may not be in progress. The name and telephone number
of such persons shall be provided to the APCD, Community Development and Public
Works Departments prior to commencement of construction.
Mitigation Measure AQ 3: During construction/ground disturbing activities, the applicant
shall implement the following particulate (dust) control measures. These measures shall
be shown on grading and building plans. In addition, the contractor shall designate a
person or persons to monitor the dust control program and modify practices, as necessary,
to prevent transport of dust off site. Their duties shall include holiday and weekend
periods when work may not be in progress. The name and telephone number of such
persons shall be provided to the Community Development and Public Works
Departments prior to commencement of construction.
a. Reduce the amount of disturbed area where possible.
b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne
dust from leaving the site, and from exceeding the APCD's limit of 20% opacity
for no greater than 3 minutes in any 60 minute period. Increased watering
frequency will be required whenever wind speeds exceed 15 m.p.h. and cessation
of grading activities during periods of winds over 25 m.p.h. Reclaimed (non -
potable) water is to be used in all construction and dust -control work.
c. All dirt stock pile areas (if any) shall be sprayed daily and covered with tarps or
other dust barriers as needed.
d. Permanent dust control measures identified in the approved project revegetation
and landscape plans should be implemented as soon as possible, following
completion of any soil disturbing activities.
e. Exposed grounds that are planned to be reworked at dates greater than one month
after initial grading shall be sown with a fast germinating, non-invasive, grass
seed and watered until vegetation is established.
f. All disturbed soil areas not subject to revegetation shall be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD.
g. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon
as possible. In addition, building pads shall be laid as soon as possible after
grading unless seeding or soil binders are used.
h. Vehicle speed for all construction vehicles shall not exceed 15 m.p.h. on any
unpaved surface at the construction site.
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i. All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or
shall maintain at least two feet of freeboard (minimum vertical distance between
top of load and top of trailer) in accordance with California Vehicle Code
Section 23114.
j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site.
k. Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers shall be used with reclaimed water should
be used where feasible. Roads shall be pre -wetted prior to sweeping when
feasible.
1. All PM10 mitigation measures required shall be shown on grading and building
plans.
m. The contractor or builder shall designate a person or persons to monitor the
fugitive dust emissions and enhance the implementation of the measures as
necessary to minimize dust complaints, reduce visible emissions below the
APCD's limit of 20% opacity for no greater than 3 minutes in any 60 minute
period. Their duties shall include holidays and weekend periods when work may
not be in progress. The name and telephone number of such persons shall be
provided to the APCD Compliance Division prior to the start of any grading,
earthwork or demolition.
➢ Monitoring Plan, AQ 3: All mitigation measures shall be shown on grading and
building plans. In addition, the contractor shall designate a person or persons to
monitor the dust control program and to order increased watering, as necessary, to
prevent transport of dust off site. Their duties shall include holiday and weekend
periods when work may not be in progress. The name and telephone number of such
persons shall be provided to the APCD, Community Development and Public Works
Departments prior to commencement of construction.
Mitigation Measure AQ 4: Prior to any construction activities at the site, the project
proponent shall ensure that all equipment and operations are compliant with California
Air Resource Board and APCD permitting requirements, by contacting the APCD
Engineering Division at (805) 781-5912 for specific information regarding permitting
requirements.
➢ Monitoring Plan, AQ 4: All mitigation measures shall be shown on grading and
building plans. In addition, the contractor shall designate a person or persons to
monitor compliance with APCD requirements. The name and telephone number of
such persons shall be provided to the APCD, Community Development and Public
Works Departments prior to commencement of construction. The applicant shall
provide documentation of compliance with APCD requirements to City staff prior to
issuance of any grading or building permits.
Mitigation Measure AQ 5: To reduce sensitive receptor emissions impact of diesel
vehicles and equipment used to construct the project and export soil from the site, the
applicant shall implement the following idling control techniques:
1. California Diesel Idling Regulations
a. On -road diesel vehicles shall comply with Section 2485 of Title 13 of the
California Code of regulations. This regulation limits idling from diesel -fueled
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commercial motor vehicles with gross vehicular weight ratings of more than
10,000 pounds and licensed for operation on highways. It applies to California
and non -California based vehicles. In general, the regulation specifies that
drivers of said vehicles:
1. Shall not idle the vehicle's primary diesel engine for greater than 5 minutes
at any location, except as noted in Subsection )d) of the regulation; and,
2. Shall not operate a diesel -fueled auxiliary power system (APS) to power a
heater, air conditioner, or any ancillary equipment on that vehicle during
sleeping or resting in a sleeper berth for greater than 5.0 minutes at any
location when within 1,000 feet of restricted area, except as noted in
Subsection (d) of the regulation.
b. Off-road diesel equipment shall comply with the 5 minute idling restriction
identified in Section 2449(d)(2) of the California Air Resources Board's In -
Use off -Road Diesel regulation.
c. Signs must be posted in the designated queuing areas and job sites to remind
drivers and operators of the state's 5 minute idling limit.
2. Diesel Idling restrictions Near Sensitive Receptors (residential homes). In
addition to the State required diesel idling requirements, the project applicant
shall comply with these more restrictive requirements to minimize impacts to
nearby sensitive receptors:
a. Staging and queuing areas shall not be located within 1,000 feet of sensitive
receptors.
b. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted.
c. Use of alternative fueled equipment is recommended.
d. Signs that specify the no idling areas must be posed and enforces at the site.
3. Soil Transport. The final volume of soil that will be hauled off-site, together with
the fleet mix, hauling route, and number of trips per day will need to be
identified for the APCD. Specific standards and conditions will apply.
➢ Monitoriii flan, Aa 5: All mitigation measures shall be shown on grading and
building plans. In addition, the contractor shall designate a person or persons to
monitor the dust control program and to order increased watering, as necessary, to
prevent transport of dust off site. Their duties shall include holiday and weekend
periods when work may not be in progress. The name and telephone number of such
persons shall be provided to the APCD, Community Development and Public Works
Departments prior to commencement of construction. The applicant shall provide
documentation of compliance with APCD requirements to City staff prior to issuance
of any grading or building permits.
Biolouical Resources
Mitigation Measure BIO 1: Prior to commencement of construction, to avoid conflicts
with nesting birds, construction activities shall not be allowed during the nesting bird
season (March to September), unless a City -approved and applicant funded qualified
biologist has surveyed the impact zone and determined that no nesting bird activities
would be adversely impacted. If any evidence of nesting activities is found, the biologist
will determine if any construction activities can occur during the nesting period and to
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what extent. The results of the surveys will be passed immediately to the City with
possible recommendations for variable buffer zones, as needed, around individual nests.
➢ Monitoring Plan, BID 1: All mitigation measures shall be shown on grading and
building plans and be clearly visible to contractors and City inspectors. Migratory
bird mitigation shall be reviewed by the City's Natural Resources Manager.
Cultural Resources
Mitigation_ Measure CR I: Preservation of Archeological Resources. In the event that
archaeological materials are discovered during project construction activities,
construction shall be halted until a formal monitoring plan is prepared and approved by
the City. The plan will need to include a summary of the project ground disturbances,
purpose and approach to monitoring, description of expected and discovered materials,
description of significant materials or features, protocols for stoppage of work and
treatment of human remains, staff requirements, and a data recovery plan to be
implemented in case significant deposits are exposed.
➢ Monitoring Plan, CR 1: All mitigation measures shall be shown on grading and
building plans and be clearly visible to contractors and City inspectors.
Transportation
Mitigation Measure T-1: The following improvements are required to provide acceptable
operations at locations where a project significant impact is identified for existing plus
project conditions: Tank Farm Road/Long Street.
• Install a Single/Multi-lane modern roundabout. Per City Circulation Element Policy
7.1.2, if after preliminary engineering roundabout control is determined by the City
to not be feasible, traffic signalization of the intersection may substitute as
mitigation.
➢ Monitoring Plan, T 1: A plan for signal installation shall be developed in cooperation
with City Staff and approved by the Public Works director or their designee.
Signalization shall be shown on the public improvement plans and reviewed by
Public Works staff as part of the Building Permit/Encroachment Permit application
package prior to issuance of grading and construction permits.
Mitigation Measure T-2: The following improvements are required to provide acceptable
operations at locations where a significant impact is identified for cumulative plus project
conditions: Tank Farm Road/Long Street and South Higuera Street/Tribune Driveway:
• Implementation of Mitigation Measure T-1 will reduce cumulative plus project
impacts at the Tank Farm Road and Long Street intersection.
• Restrict side streets egress to right turn only at South Higuera Street and the Tribune
Driveway.
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➢ Monitoring Plan, T 2: The plan for signal installation under Mitigation Measure T-1
shall include restricted side street egress limited to right turns only at South Higuera
Street and the Tribune driveway. The plan shall be developed in cooperation with
City Staff and approved by the Public Works director or their designee. The plan shall
be shown on the public improvement plans and reviewed by Public Works staff as
part of the Building Permit/Encroachment Permit application package prior to
issuance of grading and construction permits. City staff will periodically monitor
traffic conditions to ensure compliance.
Mitigation Measure T-3: Fair -Share of Improvement Costs. Fair -share calculations have
been identified for all intersections, which are projected to operate at unacceptable LOS
under cumulative project conditions, and experience an increase in delay with the
addition of project traffic. The 2016 traffic report includes a listing of each of the study
intersections warranting improvements, the corresponding improvements that the
proposed project would be required to pay a fair -share of improvement cost towards, and
the proposed project's equitable share of these improvements. The project applicant shall
be required to contribute to the fair share costs for identified improvements as stipulated
in the 2016 traffic report.
➢ Monitoring Plan, T-3: The fair share calculations and proposal for payment shall be
developed in conjunction with City staff and the Department of Public Works director
or their designee. Implementation of the fair share fee program shall be required
prior to final inspections and project occupancy. City staff will periodically monitor
cost compliance to ensure agreements are followed.
SECTION 3. Action. The Architectural Review Commission hereby grants final
approval to the project with incorporation of the following conditions of approval:
Conditions
Planning Division - Community Development Department
Condition(s)
1. All applicable measures, conditions of approval, and code requirements from previous
approvals, including but not limited to SPA 170-07 (City Council Resolution No. 10075,
2009 Series), ARC 170-07 (CHC approval: August 24, 2009 and ARC approval: February
17, 2010 Resolution No. 1003-10), and ARC/MOD 18-13 (ARC Resolution No. 1012-13)
shall be incorporated herein. If a previous condition is modified with this approval, the latter
condition shall supersede the former wording of the condition.
2. All proposed uses shall be consistent with the allowed uses tables from the Zoning
Regulations and Higuera Commerce Park Specific Plan (as amended by City Council
Resolution No. 10075 (2009 Series)). Please note that approval of a Use Permit will be
needed for several of the proposed uses.
3. Final project design and construction drawings shall be in substantial compliance with the
project plans approved by the Planning Commission. A separate full-size sheet shall be
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included in working drawings submitted for a building permit that list all conditions, and
code requirements of project approval as Sheet No. 2. Reference shall be made in the margin
of listed items as to where in plans requirements are addressed. Any change to approved
plans or other conditions of approval must be approved by the Director, Cultural Heritage
Committee, or Architectural Review Commission, as deemed appropriate.
4. The applicant shall work with staff to reduce the height/prominence of Building 7's roof
feature, subject to the final approval of the Community Development Director. ARC
discussion focused around reducing the height by approximately 2.5 feet.
5. Project signage shall return to the ARC for review of a complete signage program for the
project site, monument signage may be reviewed by the Community Development Director.
6. Plans submitted for a construction permit shall clearly indicate the off-site parking location
and indicate the number of spaces provided in the off-site lot (approximately 76 spaces are
shown on current plans).
7. An off-site parking agreement shall be recorded prior to the issuance of a construction
permit.
To the maximum extent feasible the applicant shall provide a minimum of one delineated
pedestrian crossing location from the offsite parking location (tribune parking lot) across the
access driveway to the subject location, subject to the final approval of the Community
Development Director.
9. Required bike parking shall be calculated prior to applying any parking reductions. Total
required bike parking shall be calculated as 20% of the total number of vehicle spaces with
60% short term spaces and 40% long term spaces.
10. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements on elevation drawings. Plans shall clearly note that
all stucco surfaces are not a sprayed -on product and have a smooth hand -troweled
appearance to the satisfaction of the Community Development Director.
11. The treated cedar shingle roofing material shall be used in place of the slate roofing material,
to the satisfaction of the City Fire Marshal.
12. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other related
window features.
13. Building 5's second story balcony railings shall be replaced with the more opaque corrugated
and square wire awnings presented at the ARC hearing, subject to the final approval of the
Community Development Director.
14. Building 5's west elevation awning that projects toward the water tower shall be removed.
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15. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall -mounted lighting fixtures shall be
clearly called out on building elevations included as part of working drawings. All wall -
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut -
sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that
light is directed downward consistent with the requirements of the City's Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
16. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on plans.
a. Any proposed landscape lighting shall be shown on plans submitted for a building
permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no
brighter than approximately 15 watts/ 100 lumens) for the purpose of confining the
light to the object of interest.
b. The site plan shall be revised to ensure that landscape planters are placed after
each six parking spaces in any row, and at the ends of each row of parking spaces,
in compliance with Parking and Driveway Standards.
17. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of any proposed condensers and other mechanical equipment. If
any condensers or other mechanical equipment is to be placed on the roof, plans submitted
for a building permit shall confirm that parapets and other roof features will adequately
screen them. A line -of -sight diagram shall be included to confirm that proposed screening
will be adequate. This condition applies to initial construction and later tenant improvements.
18. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
19. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers,
and employees from any claim, action, or proceeding against the City and/or its agents,
officers, or employees to attack, set aside, void, or annul the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
("Indemnified Claims"). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim, and City shall fully cooperate in the
defense against an Indemnified Claim.
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Engineering Division — Public Works/Community Development Department
Condition(s)
20. The building plan submittal shall show and label all existing and/or proposed public and
private easements for reference. The easements shall include but are not limited to the
existing offer of dedication for public street purposes, public pedestrian easement, street
tree easements, public utility easements, and the sewer easement.
21. The building plan submittal shall include complete site, utility, grading, drainage, and
public improvement plans in accordance with the overall campus plan approvals and the
latest proposed modifications.
22. Unless otherwise approved for deferral by the Public Works Department, the public
improvement plans, including median and street design on Tank Farm Road, shall be
approved prior to building permit issuance. Unless otherwise deferred, the public
improvements shall be constructed and receive final inspection approvals prior to
building occupancy.
23. The building plan submittal and final drainage report shall show and note compliance
with the Interim Low Impact Development Standards for a Tier III project. This project
was previously entitled through the ARC process. This modification as presented does
not affect the previous approval date. As such, this project is not subject to the latest
Regional Water Quality Control Board Post -Construction Stormwater Regulations.
24. The building plan submittal shall clarify that the proposed site changes, orchard, garden
areas, and general landscape planting will not negatively affect the functionality of the
previously designed and installed stormdrain system.
25. Proposed drainage improvements located within the public right-of-way and/or areas of
future widening/dedications are supported as project amenities but shall not be provided
in -lieu of the previously approved Interim LID drainage strategy. A separate temporary
encroachment agreement shall be recorded for the improvements prior to building permit
issuance. The improvements shall be maintained by the developer and/or property
owner.
26. The building plan submittal and final landscape plan shall evaluate and consider a line -
of -sight analysis at street corners and at all driveways. The plantings located within the
line -of -sight triangles for pedestrians and vehicles shall consider the respective speeds
and shall be limited to a mature and/or managed plant height of not more than 30".
27. The building plan submittal shall include a certified arborist report for the proposed tree
removals and tree protection measures for the trees to remain. Based on a site inspection
by the City Arborirst at least two of the existing Cypress trees along Higuera Street
(themed street trees per City Engineering Standard #8020), can and shall be retained at
this time and incorporated into the final landscape plan unless otherwise approved for
removal by the City Arborist. The final landscape plan shall include additional street
trees per City Engineering Standard #8020 to the satisfaction of the City Arborist and
Community Development Department.
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28. The required street and median design shall consider the most current traffic modeling,
lane widths, and lane configurations related to the Tank Farm Road and South Higuera
intersection. The plan shall show the existing right-of-way, existing offers of dedication,
and any additional or amended pedestrian and/or street easements. Any easements shall
be recorded prior to building permit issuance if applicable.
Building Division — Community Development Department
Code Requirement(s)
29. Demolition Permit required for building removals.
30. Wall and opening protection of buildings on the same lot shall comply with CBC 705.3.
31. Accessibility to public buildings and public accommodations shall comply with CBC
11 B, including but not limited to accessible routes, doors/gates, trash facilities, outdoor
facilities, play areas, etc.
32. Farm House, Building 1, change of use from single family residence to restaurant shall
comply with CBC Chapter 34, Existing Structures.
33. Concession Stand/Outdoor Bar, Building 4, egress and accessibility shall comply with
CBC Chapter 10 and 11 B
34. Building 5, egress and accessibility shall comply with CBC Chapter 10 and 11 B.
35. Apartment buildings with three or more dwelling units, Building 6, shall be accessible to
persons with disabilities conforming to CBC 1102A.1. Dwelling units within a single
structure separated by fire assemblies do not constitute separate buildings.
36. Mezzanine within Building 7 shall comply with CBC 505.
37. Building 7 Upper Floor Dining Deck exit doors shall comply with CBC 1008.1.2.
38. Number of exit doors at Building 7 800 square feet Upper Floor Dining Deck shall
comply with CBC 1008.1.2.
39. Polygal light -transmitting plastic roof panels at Building 7 shall comply with CBC 705A,
1505 and 2609.
40. Number of exits at Building 8 1000 square feet Mezzanine Level Dining Deck shall
comply with CBC 1008.1.2.
41. Provide a Means of Egress Analysis for and Outdoor Activity Area complying with CBC
Chapter 10.
42. Occupancy Classification for assembly uses intended for participation in or viewing of
outdoor activities, including Open Plaza Farmers Market, shall be classified as Assembly
Group A-5. CBC 303.6
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43. Vintage Truck Stage/Platform shall comply with CBC 410 and 11 B.
44. Each building and outdoor activity shall comply with CPC Occupant Load Factor Table
A and Minimum Plumbing Facilities Table 422.1
45. Walkways paving materials shall comply with CBC 11 B-302 and 11 B-403.
46. Doors, doorways, gates and gateways shall comply with CBC 11 B-404.
47. Remove or adjust existing Property Line beneath proposed buildings prior to Building
Permit issuance.
Transportation Division - Public Works Department
Condition(s)
48. Prior to occupancy modify the Tribune driveway at Higuera Street with a median island
and modifications to the driveway corners to restrict left turn movements at that location
to the satisfaction of the Public Works Department.
49. Prior to occupancy design, install, and activate a traffic signal and appurtenances to the
satisfaction of the Public Works Department at the intersection of Tank Farm & Long St.
50. Prior to occupancy prepare a preliminary roundabout design for the intersection of Tank
Farm & Long to the satisfaction of the Public Works Department and make an offer of
dedication adequate for accommodating a future roundabout.
51. Prior to occupancy prepare a trip reduction plan to the satisfaction of the Active
Transportation Manager. After occupancy implement approved trip reduction plan in
perpetuity. Contact the City's Active Transportation Manager, Adam Fukushima at
AFukushima@slocity.org to develop the trip reduction plan.
52. Motorcycle parking shall be provided at 1 space per 20 required motor vehicle spaces (12
spaces).
Utilities Department
Condition(s)
53. The site is within the City's Water Reuse Master Plan area and landscape irrigation for
the project, including irrigation of the landscape median on Tank Farm Road, shall utilize
recycled water with a separate metered water service. The irrigation system shall be
designed and operated as described consistent with recycled water standards in the City's
Procedures for Recycled Water Use, including the requirement that sites utilizing
recycled water require backflow protection on all potable service connections. Three sets
of irrigation plans shall be submitted to the Building Department for review during the
City's building permit review process. The applicant may contact the City's Utilities
Project Manager at 781-7239 for more information.
Resolution No. ARC -1013-16
ARCH -1219-2015 (120 Tank Farm Road/3897 S. Higuera Street)
Page 13
54. As commercial uses in the project include food preparation, provisions for grease
interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall
be provided. These facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
55. Implementation of the recycled water line extension plan (on Tank Farm Road from
South Higuera Street to Long Street) shall be included as a part of public improvement
plans for the project, and approved by Utilities, Public Works and the City Engineer. The
required recycled water main line extension shall be completed and operational to the
satisfaction of the Utilities Director for landscape irrigation of the medians on Tank Farm
Road.
56. Any existing sewer lateral serving the property that are not proposed/approved for reuse
shall be abandoned at the City main consistent with City standards.
57. Trees will not be allowed within the City's sewer easement.
On motion by Commissioner Andreen, seconded by Commissioner Soll, and on the following
roll call vote:
AYES: Commissioners Andreen, Curtis, Ehdaie, Soll, and Wynn
NOES: None
REFRAIN: None
ABSENT: Commissioners Nemcik and Root
The foregoing resolution was passed and adopted this 11th day of July, 2016.
Doug Davi on, Secretary
Architectural Review Commission