HomeMy WebLinkAboutR-10754 - SLO City Council denying appeal of ARC aproval of reuse of Sunny AcresRESOLUTION NO. 10754 (2016 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, DENYING THE APPEAL OF THE
ARCHITECTURAL REVIEW COMMISSION'S APPROVAL OF THE
REHABILITATION AND ADAPTIVE REUSE OF THE SUNNY ACRES
BUILDING FOR 13 RESIDENTIAL UNITS, A COMMUNITY ROOM AND
OFFICE AS PART OF AN AFFORDABLE HOUSING RESIDENTIAL
CARE FACILITY, THE CONSTRUCTION OF THREE NEW
RESIDENTIAL STRUCTURES THAT CONTAIN AN ADDITIONAL 21
UNITS (AS PART OF THE RESIDENTIAL CARE FACILITY), AND A
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT AS REPRESENTED IN THE CITY COUNCIL AGENDA
REPORT AND ATTACHMENTS DATED NOVEMBER 15, 2016 (1600
BISHOP STREET, ARCH-3336-2016/EID-3562-2016)
WHEREAS, the Architectural Review Commission and Cultural Heritage Committee of
the City of San Luis Obispo conducted a joint public hearing in the Council Chamber of City Hall,
990 Palm Street, San Luis Obispo, California, on September 19, 2016 for the purpose of
considering architectural review application ARCH-3336-2016/EID-3562-2016 for the
rehabilitation and adaptive reuse of the Sunny Acres building for 13 residential units, a community
room and office as part of an affordable housing residential care facility, the construction of three
new residential structures that contain an additional 21 units (as part of the residential care facility)
and a Mitigated Negative Declaration of Environmental Impact; and
WHEREAS, Ray Righetti, the appellant, filed an appeal of the Architectural Review
Commission's action on September 29, 2016; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. Findings. Based upon all the evidence, the City Council makes the following
findings in support of the project approval for the rehabilitation and adaptive reuse of the Sunny
Acres building for 13 residential units, a community room and office as part of an affordable
housing residential care facility and the construction of three new residential structures that contain
an additional 21 units (as part of the residential care facility):
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1. That the project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity because the project will be compatible
with site constraints and the scale and character of the site and the surrounding
neighborhood.
2. As conditioned, the proposed modifications to the Sunny Acres building and site which
includes rehabilitation and adaptive reuse is consistent with the Historic Preservation
Guidelines and Secretary of Interior Standards, since character defining features will
be retained, repaired, or replaced in kind.
3. The proposed construction of the three new residential structures is consistent with
Secretary of Interior Standards for new construction on historic properties since the
new construction is differentiated to and compatible with the scale, size, massing and
architectural features of the Sunny Acres building.
4. The project is consistent with the Conservation & Open Space Element Policies 3.3.1,
3.3.4 and 3.6.8 because it proposes to preserve, rehabilitate and promotes adaptive
reuse of a historic building.
5. The proposed project is consistent with Land Use Element Policy 8.6 (General Hospital
Special Planning area) because the project provides an affordable housing residential
care facility.
6. That the project is consistent with the Housing Element Policies 3.7 because the project
is a creative strategy for rehabilitating and reusing an existing institutional structure for
special needs housing.
7. The project is consistent with Housing Element Policies 8.1, 8.8, and 8.11 - 8.12
because it encourages the dispersal of housing development for disabled persons, the
elderly, veterans, the homeless (or those at risk of becoming homeless), or those
seeking congregate care that is located near public transit and services and
accommodates units for persons with disabilities and promotes "visitability" in new
residential units, with first -floor accessibility.
8. The project design maintains consistency with the City's Community Design
Guidelines by providing architectural design that complements the character, height
and scale of the Sunny Acres building and the surrounding neighborhood.
9. The project is consistent with the City's Community Design Guidelines because the
proposed project incorporates similar or complementary window and door spacing,
exterior materials, and roof pitch to the existing Sunny Acres building and the
surrounding neighborhood.
SECTION 2. Environmental Review. _The City Council hereby adopts the proposed
Mitigated Negative Declaration of Environmental Impact which finds that with incorporation of
mitigation measures, environmental impacts will be less than significant.
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Air Quality
Page 3
Mitigation Measure A-0 I: 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 Air Toxics Control Measure (ATOM) regulations. An exemption request must
be filed with the San Luis Obispo County Air Pollution Control District (APCD), as applicable. 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_! : 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 2: Any scheduled demolition activities or 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 A : 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.
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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.
L 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.
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in. 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 AO 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.
Mitization Measure AO 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 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.
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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.
➢ Monitoring Plan, AQ 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.
Mitigation Measure AQ 6: Prior to issuance of construction permits, construction and
architectural plans shall note the requirement to use low VOC architectural coatings (71 grams/liter
or less). The applicant or contractor shall submit documentation of compliance to the City
Community Development Department prior to final inspection.
➢ Maaiitofing Plan, AQ -6: All mitigation measures shall be shown on grading and building
plans. The applicant shall provide documentation of compliance with APCD requirements to
City staff prior to issuance of any grading or building permits.
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BioloLical Resources
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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 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, BIO 1: All mitigation measures shall be shown on grading and building
plans and shall be clearly visible to contractors and City inspectors. Migratory bird mitigation
shall be reviewed by the City's Natural Resources Manager. City staff will periodically inspect
the site for continued compliance with the above mitigation measures.
Mitip-ation Measure BIO 2: The applicant shall limit tree removal to no more than one coast live
oak tree and nine pepper trees. Prior to construction permit issuance, construction plans shall
clearly delineate all trees within 50 feet of the proposed project, and shall show which trees are to
be removed or impacted, and which trees are to remain unharmed. Prior to any ground disturbing
activities, adequate protection measures (e.g., sturdy fencing) per the approved construction plans,
shall be installed to protect those trees identified to remain unharmed as well as to minimize
impacts for those trees identified as being impacted.
➢ Monitoring Plan, BIO 2: All mitigation measures shall be shown on grading and building
plans and shall be clearly visible to contractors and City inspectors. Protection measures shall
be installed prior to grading and construction. City staff will periodically inspect the site for
continued compliance with the above mitigation measures.
Cultural Resources
Mitigation Measure CR I: In the event archeological resources and/or human remains are
unearthed or discovered during any construction activities, the following standards apply:
a. Construction activities shall cease, and the City Community Development Department
shall be notified so that the extent and location of discovered materials may be recorded by
a qualified archaeologist, and disposition of artifacts may be accomplished in accordance
with state and federal law.
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b. If human remains are unearthed, the applicant shall notify the City Community
Development Department and shall comply with State Health and Safety Code Section
7050.5, which requires that no further disturbance shall occur until the County of San Luis
Obispo Coroner has made a determination of origin and disposition pursuant to Public
Resources Code Section 5097.98. The County Coroner must be notified of the find
immediately. If the human remains are determined to be Native American, the County
Coroner will notify the Native American Heritage Commission within 24 hours, which will
determine and notify a Most Likely Descendant (MLD). The MLD shall complete the
inspection of the site within 48 hours of notification and may recommend scientific
removal and nondestructive analysis of human remains and items associated with Native
American burials.
➢ Monitoring Plan, CR 1: All mitigation measures shall be shown on grading and building plans
and be clearly visible to contractors and City inspectors. City staff will periodically inspect the
site for continued compliance with the above mitigation measure.
Hazards and Hazardous Materials
Mitir-ation Measure HM 1: Prior to initiation of grading and construction, the applicant shall
prepare and submit a Spill Prevention Control and Countermeasure Plan to the City Community
Development Department. The plan shall identify hazardous materials to be used on and off-site,
and shall identify procedures for storage, distribution, and spill response. Equipment refueling
shall be done in non -sensitive areas and such that spills can be easily and quickly contained and
cleaned up without entering any existing stormwater drainage system or creek. The plan shall
include procedures in the event of accidents or spills, identification of and contact information for
immediate response personnel, and means to limit public access and exposure. Any necessary
remedial work shall be done immediately to avoid surface or ground water contamination. The
plan shall be implemented by the construction contractor, and verified by the City Public Works
and Community Development Departments.
➢ Monitoring Plan, HM 1: The Spill Prevention Control and Countermeasure Plan shall be
submitted to the City Community Development Department prior to grading and construction.
A copy of the Plan shall be available onsite during grading and construction, and shall be
implemented as necessary. City staff will periodically inspect the site for continued compliance
with the above mitigation measures.
Hydroloey and Water Ouality
Mitigation Measure HWO 1: The Drainage Plan and Storm Water Control Plan (Rick
Engineering 2016) prepared for the proposed project includes design features and recommended
Best Management Practices and Low Impact Development measures for water quality control and
stormwater management and quality via the proposed bio -filtration treatment, non -grouted pavers
systems with underdrains, and use of landscape areas for water treatment and retention. These
measures shall become required components of project development and the project proponent
shall be required to implement these design features and recommendations as set forth and
approved by the City Public Works Department and Regional Water Quality Control Board.
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➢ Monitoring; Plan, HWO 1: All mitigation measures shall be shown on grading and building
plans. Community Development Planning and Public Works staff shall review the Stormwater
Control Plan as part of the Building Permit application package prior to issuance of grading or
construction permits. City staff will periodically inspect the site for continued compliance with
the above mitigation measure.
Utilities and Service Systems
Mitigation Measure UTIL 1: To meet the City's fire flow requirements and minimum water
pressure for domestic purposes, the project will install off-site improvements to the water
distribution system including upsizing the existing 12 -inch cast iron water main in Flora Street
from the driveway at the County Probation Office to Bishop Tank to a 16 -inch ductile iron water
main.
➢ MonitoriggPlan, _UTIL 1: Off-site improvements to the water distributions system shall be
shown on building plans and reviewed by Utilities staff as part of the Building Permit
application package prior to issuance of grading and construction permits. City staff will
periodically inspect the site for continued compliance with the above mitigation measure.
SECTION 3. Action. The City Council does hereby deny the appeal of the Architectural
Review Commission's action to approve the proposed project hereby granting final approval of
the application ARCH- 3336-2016/EID-3562-2016 for the rehabilitation and adaptive reuse of the
Sunny Acres building for 13 residential units, a community room and office as part of an affordable
housing residential care facility and the construction of three new residential structures that contain
an additional 21 units (as part of the residential care facility) at 1600 Bishop Street subject to the
following conditions:
Planning
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
("Indemnified Claims"). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
2. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as
deemed appropriate.
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3. Any measures taken to remove paint and graffiti on the building exterior shall be conducted
in accordance with Secretary of Interior Standards. Only the gentlest methods of paint
removal and cleaning shall be used. High-pressure water blasting; sand or other hardened
material blasting; or chemical paint strippers that damage to brick shall not be used.
4. The clay roof tiles may be removed to repair the roof and shall be replaced once the repair
work is complete. Broken tiles shall be replaced with in-kind clay tiles that match the
existing tiles. Submitted building plans shall include clear notes and callouts reflecting
areas where exterior repairs or modifications will occur and include any relevant measures
demonstrating consistency with Secretary of Interior Standards.
Replacement windows shall not introduce incompatible materials or configurations which
would be incompatible with the architectural style and fenestration of the Sunny Acres
building. The replacement windows shall include three dimensional muntins and be
compatible and complementary with the existing windows in terms of color and finish so
the historic architectural character of the building is not detrimentally affected, subject to
the approval of the Community Development Director.
6. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with
the color and material board submitted with Architectural Review application. The brick
used on the new structures shall have varied, non -monochromatic coloring consistent with
the existing Sunny Acres building.
7. The project shall soften the hard sides of buildings B & C adjacent to the stairs by including
design elements (such as landscaping, public art, etc.) that breaks up the large expanses of
blank walls, to the satisfaction of the Community Development Director.
8. The applicant shall photo document the current interior and exterior condition of the Sunny
Acres building, to the satisfaction of the Community Development Director.
9. The locations of all exterior lighting, including lighting on the structure, 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 ensure 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.
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10. 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
provide adequate screening. A line -of -sight diagram may be required to confirm that
proposed screening will be adequate. This condition applies to both initial project
construction and later building modifications and improvements.
11. 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.
12. 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.
Engineering Division — Public Works/Community Development
13. The improvement plan and building plan submittals shall show and label all existing and
proposed public or private easements for reference. Any required on-site or off-site
easements shall be recorded prior to permit issuance as necessary.
14. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, bay width, maneuverability, slopes, drainage, and
materials. Alternate paving materials are recommended for water quantity and/or quality
control purposes and in the area of existing or proposed trees and where the driveway or
parking area may occur within the dripline of any tree. Alternate paving material shall be
approved to the satisfaction of the Planning Division.
15. The building plan submittal shall show all parking spaces that are adjacent to a post,
column, or wall shall be one additional foot in width per City Engineering Standard 2220.
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16. The building plan submittal shall show all required short-term and long-term bicycle
parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in
the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any
project specific conditions to the satisfaction of the Community Development Department.
Include details and detail references on the plans for the proposed bicycle parking facilities
and/or racks. The building plans shall provide a detailed site plan of any racks. Show all
dimensions and clearances to obstructions per city standard.
17. The building plan submittal shall clarify where and how mail will be delivered. The plan
shall show the location and details for a mail box unit (MBU) to the satisfaction of the Post
Master and City of San Luis Obispo.
18. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
Services to the new structures shall be underground. All work in the public right-of-way
shall be shown or noted.
19. The limits of public and private improvements shall be approved to the satisfaction of the
City of San Luis Obispo. The applicant and/or engineer of record shall schedule a meeting
with the Utilities Department and Engineering Development Review Division of the
Community Development Department prior to completing working drawings or submitting
plans for permit review.
20. A separate public improvement plan will be required for the proposed public main
installations, alterations, and/or upgrades. A separate application, plan submittal, plan
review, and inspection fees will be required for the review and inspection of public
improvements. A separate encroachment permit will be required.
21. Final construction details, line and grade of all proposed public and private utility
improvements shall be approved to the satisfaction of the Utilities Engineer and Public
Works Department. All public improvements shall be designed and constructed in
accordance with the City Engineering Standards in effect at the time of development.
22. The building plan submittal shall include a complete grading, drainage and erosion control
plan. The grading plan shall show existing structures and grades located within 15' of the
property lines and/or building pad in accordance with the grading ordinance. The plan
shall include all existing and proposed grades, finish floor elevations, and spot elevations
to depict the site drainage. The plan shall include all existing and proposed drainage
devices and systems. The plan shall consider historic offsite drainage tributary to this
property that may need to be conveyed along with the improved on-site drainage.
23. This development shall comply with the Waterway Management Plan. Provide a final
hydrologic and hydraulic analysis report at the time of application for discretionary
approvals in accordance with the Waterway Management Plan Volume III, Drainage
Design Manual.
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24. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for
redeveloped sites. Include a complete Post Construction Stormwater Control Plan
Template as available on the City's Website.
25. An operations and maintenance manual will be required for the post construction
stormwater improvements. The manual shall be provided at the time of building permit
application and shall be accepted by the City prior to building permit issuance. A private
stormwater conveyance agreement will be required and shall be recorded prior to final
inspection approvals.
26. EPA Requirement: General Construction Activity Storm Water Permits are required for all
storm water discharges associated with a construction activity where clearing, grading or
excavations result in land disturbance of one or more acres. Storm water discharges of less
than one acre, but which is part of a larger common plan of development or sale, also
requires a permit. Permits are required until the construction is complete. To be covered
by a General Construction Activity Permit, the owner(s) of land where construction activity
occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee,
to the State Regional Water Quality Control Board. An application is required to the State
Board under their recently adopted Stormwater Multi -Application, Reporting, and
Tracking System (SMARTS).
27. The building plan submittal shall include a copy of the Storm Water Pollution Prevention
Plan (SWPPP) for reference. Incorporate any erosion control measures into the building
plans as required by the Board, identified in the SWPPP, and in accordance with Section
10 of the city's Waterways Management Plan. The building plan submittal shall include
reference to the WDID number on the grading and erosion control plans for reference.
28. The building plan submittal shall show all existing trees on the property with a trunk
diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies
and/or root systems that extend onto the property shall be shown for reference. The plan
shall note which trees are to remain and which trees are proposed for removal. Include the
diameter and species of all trees. Tree canopies should generally be shown to scale for
reference. The City Arborist supports the proposed removal of pepper trees and bushes
with the compensatory plantings shown on the landscape plan. Any additional Tree
removals may require approval by the City Arborist and/or Tree Committee.
29. The building plan submittal shall show all existing oak trees to remain including the 24"
oak tree. The parking lot layout shall be altered to accommodate retaining the 24" oak tree
to the satisfaction of the City Arborist. The proposed terminal end fire hydrant and hydrant
service lateral may need to be relocated as part of the oak tree preservation strategy. The
final details shall be approved to the satisfaction of the City Arborist, Planning Division,
and Fire Marshal.
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Resolution No. 10754 (2016 Series)
Page 14
30. Tree protection measures shall be implemented to the satisfaction of the City Arborist for
the clusters of oak trees to remain. The City Arborist shall review and approve the
proposed tree protection measures prior to commencing with any demolition, grading, or
construction. The City Arborist shall approve any safety pruning, the cutting of substantial
roots, or grading within the dripline of trees. A city -approved arborist shall complete safety
pruning. Any required tree protection measures shall be shown or noted on the building
plans.
Utilities Department
31. To meet the City's fire flow requirements and minimum water pressure for domestic
purposes, the project will install off-site improvements to the water distribution system
including upsizing the existing 12 -inch cast iron water main in Flora Street from the
driveway at the County Probation Office to Bishop Tank to a 16 -inch ductile iron water
main. Required water main improvements shall be completed and operational to the
satisfaction of the Utilities Director, prior to occupancy of any of the residential units.
32. Potable water infrastructure improvements shall include re -located fire hydrants, private
water booster station, new looped public water mains, sewer lateral, replacement of
existing water main to Bishop Tank, abandonment of existing parallel water services to the
satisfaction of the Utilities Director.
Code Requirements
Fire Department
33. All access Roadway shall be posted "No Parking -Fire Lane"
Utilities Department
34. Potable city water shall not be used for major construction activities, such as grading and
dust control, as required under Prohibited Water Uses; Chapter 17.07.070.0 of the City's
Municipal Code. Recycled water is available through the City's Construction Water Permit
program. Information on the program is available at:
htlp://www.slocity.orgLhome/showdocument?id=5909
35. During the declared drought emergency (Resolution 10628 (2015), the project's estimated
total water use (ETWU) to support new ornamental landscaping shall not exceed 50 percent
of maximum applied water allowance (MAWA). Information shall be submitted during the
Building Permit Review Process for review and approval by the Utilities Department prior
to issuance of a Building Permit to support required water demand of the project's proposed
landscaping.
R 10754
Resolution No. 10754 (2016 Series)
Page 15
Upon motion of Council Member Ashbaugh seconded by Council Member Rivoire and on the
following roll call vote:
AYES: Council Member Ashbaugh, Christianson, Rivoire, and
Mayor Marx
NOES: None
ABSENT: Vice Mayor Carpenter
The foregoing resolution was adopted this 15`h day of November 2016.
— ///""I 29do-z�=
Maya Ja arx
ATTEST:
Carrie Gallagher
City Clerk
APPROVED AS TO FORM:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this 5t k day of D"ce a=s-�1(a
Carrie Gallagher
City Clerk
R 10754