COUNTY OF SAN LUIS OBISPO Department of Public Works Colt Esenwein, Director REFERRAL Date: June 5, 2018 To: Terry Wahler, Project Planner From: Glenn Marshall, Development Services Subject: Public Works Project Referral for DRC2018-00067, ABR Property CUP, Blue Heron Dr, Avila Beach, APN 076-205-001 Thank you for the opportunity to provide information on the proposed subject project. It has been reviewed by several divisions of Public Works, and this represents our consolidated response. PUBLIC WORKS REQUESTS THAT AN INFORMATION HOLD BE PLACED ON THIS PROJECT UNTIL THE APPLICANT PROVIDES THE FOLLOWING DOCUMENTS FOR PUBLIC WORKS REVIEW AND COMMENT: 1. Revise project site plans and submittal to: a. Show FEMA flood zone and flood way information on plans and show how project can comply with the County flood hazard ordinance. b. Remove proposed driveway/road connections in Area G to Avila Beach Drive. No new project connections to Avila Beach Drive or San Luis Bay Drive will be permitted. c. Provide evidence the project has existing, or can secure future, access easements over Lupine Canyon Road, Sparrow Street, Bay Laurel Place, and Blue Heron Drive from the project site back to San Luis Bay Drive (a public roadway) d. Modify Sheet G-5 to: i. Show Avila Beach Drive as a Class 2 Bike Lane in accordance with the County s Bikeways Plan, not the Class 1 trail as shown. ii. Include an onsite circulation plan showing connection between each phased development with onsite amenities (registration, parking, restaurant, golf, etc.), and onsite parking. Show and label the number of dedicated onsite parking places for each Area development. iii. Provide a label and count of the designated parking spaces for each proposed development that requires cart access only. 2. This project is a regulated project as it meets the applicability criteria for Stormwater Management and is therefore required to submit a Stormwater Control Plan Application. The Stormwater Control Plan application, SWCP template, and LID Handbook guidance can be found at: https://www.slocounty.ca.gov/departments/planning-building/stormwater/services/stormwater- Requirements-for-New-Construction.aspx 3. Submit a Traffic Engineers Report for review and approval by Public Works that addresses both Vehicle Miles Traveled (VMT) and Level of Service (LOS), as follows: a. Assess project CEQA transportation impacts in accordance with California Senate Bill (SB) 743, VMT, regarding assessment of VMT, thresholds of significance, and proposed mitigation measures. b. Assess project LOS in accordance with the County s Traffic Impact Study Policies, Revised County of San Luis Obispo Department of Public Works Page 1 of 9
2015. Include the additional analysis: i. Setup coordination meeting with Public Works. We are in the process of performing a capacity analysis for Avila Beach with Omni-Means ii. Site Access: 1. Propose and evaluate an extension of Cave Landing Road from Avila Beach Drive to Blue Heron Drive that provides project access and serves Area F (Phase 2) and Area G (Phase 3) 2. Provide sight distance analysis for Avila Beach Drive at Ana Bay Road 3. Provide sight distance analysis for San Luis Bay Drive at Bay Laurel Place 4. Provide left turn lane warrant analysis for EB Avila Beach Drive, and right turn lane analysis for WB Avila Beach Drive to NB First Street project access 5. Provide left turn lane warrant analysis for EB Avila Beach Drive to Ana Bay Road project access iii. Onsite Circulation (see policy) iv. Alternative modes 1. Provide bike parking near all areas. 2. Provide onsite bike parking and storage for community use (Bob Jones Trail, employees, etc.) at Beach Recreation/Adventure Center v. Roadway Safety Analysis 1. San Luis Bay Drive road segment between Avila Beach Drive and US 101, and at all County road and state highway intersections in between 2. Avila Beach Drive road segment between Port San Luis Obispo and Monte Road, and at all County road and state highway intersections in between vi. Queuing 1. Right and left turn lane queuing analysis at all project entrances based on typical and worse case scenarios (full occupancy with concurrent project and community events). c. In addition, the Traffic Engineers Report must also address the following: i. Identify and evaluat a 24-hour all-weather secondary access routes. ii. Provide onsite improvements consistent with the Avila Parking Study (to be updated in 2018). May include lighting, parking or other amenities to encourage visitor and commuters to not park downtown. 1. Parking Analysis for both on-site improvements and event parking addressing conditions of: a. Full lodge attendance and 3,000 person event attendance b. Full lodge attendance and 5,000 person event attendance c. Provide means to build suitable parking capacity without impact to current on street parking in town of Avila d. Prepare a draft Traffic Management Plan to address project related uses and events. The Traffic Management Plan should incorporate, at a minimum the following: i. Establish and implement a mandatory shuttle program for event guests and visitors, including identification of offsite park-and-ride facilities. County of San Luis Obispo Department of Public Works Page 2 of 9
ii. Establish and implement a program that limits or prohibits guests and visitors from using their private vehicles to access events by encouraging alternative modes of transportation, high occupancy vehicle preferences, parking passes, free shuttle, etc. iii. Establish a monitoring and recording program to document TMP compliance that includes event day vehicle counts for morning and afternoon peak hour trips, and total daily trips iv. Identify a traffic control plan to include CHP for traffic control and enforcement, a signage plan to prevent event attendees from parking in town, etc. Public Works Comments: A. This project should be processed as part of the Avila Area Plan update currently in year two of five for development. Sara Sanders in Planning & Building is leading the update plan development. Omni-Means is doing the capacity metrics for Avila and TJKM parking. The applicant is encouraged to meet with County staff to discuss. B. The proposed project triggers road improvements per Resolution 2008-152. C. The proposed public serving project site is not located further that 1-mile from a collector or arterial (22.30.070D2a). Avila Beach Drive is designated a collector. D. The proposed project is located off non-county maintained roads. In accordance with Resolution 2008-152 no proposed land development which attracts general public traffic shall be permitted on privately maintained roads without a submission of a road maintenance agreement. E. The proposed project fronts Avila Beach Drive, identified in the 2016 County Bikeways Plan as a Class 2 Bike Lanes. Road widening improvements are required for compliance with the County Bikeways Plan. F. The proposed project is within the Avila Valley Road Fee Area. Payment of Road Improvement Fees is required prior to building permit issuance. G. The proposed project is within a drainage review area. Drainage plan is required to be prepared by a registered civil engineer and it will be reviewed at the time of Building Permit submittal by Public Works. The applicant should review Chapter 22.52.110 or 23.05.040 of the Land Use Ordinance prior to future submittal of development permits. H. The proposed project is currently located within the 100-year flood zone. The project engineer should be prepared to determine the 100-year base flood elevation and comply with County requirements for flood hazard. I. This project is a regulated project as it meets the applicability criteria for Stormwater Management and is therefore required to submit a Stormwater Control Plan (SWCP) Application. The Stormwater Control Plan application, SWCP template, and LID Handbook guidance can be found at: https://www.slocounty.ca.gov/departments/planning-building/stormwater/services/stormwater- Requirements-for-New-Construction.aspx J. The applicable Post Construction Stormwater Performance Requirement(s) to fulfill shall be based on cumulative new or replaced impervious surface development on the project site, including the required public improvements to the project frontage. The applicant must prepare a SWCP for all improvements to encompass the entire project site and ensure a decentralized approach. When stormwater management facilities are required: i. Structural Control Measures (SCM) for public or common area improvements (including those for fronting and interior roadways) shall be constructed with those improvements and remain outside the County maintained road right-of-way. Private stormwater systems may use one of two mechanisms for recording an Operation and Maintenance Plan (i.e. Agreement, CCRs) County of San Luis Obispo Department of Public Works Page 3 of 9
ii. Structural Control Measures (SCMs) and Flood Control Basins shall remain separate unless otherwise approved by the Public Works Department. K. If the project site disturbs 1.0 acre or more the applicant must enroll for coverage under California s Construction General Permit, which may require preparation of a project Stormwater Control Plan even though its located outside a Stormwater Management Area. Recommended Project Conditions of Approval: Access 2. On-going condition of approval (valid for the life of the project), to minimize project related traffic impacts in accordance with the project traffic report (TO BE DETERMINED, dated XXXXXX), the following project specific mitigations must be met to the satisfaction of the County: a. TO BE DETERMINED FROM PROJECT TRAFFIC STUDY 3. At the time of application for construction permits, the applicant shall submit to the Department of Public Works an encroachment permit application, plans, fees, and post a cash damage bond to install improvements within the public right-of-way in accordance with County Public Improvement Standards. The plans are to include, as applicable: a. Street plan and profile for widening Avila Beach Drive to: i. Complete the project frontage to an A-1 rural road section with Class II bike lanes within necessary dedicated right-of-way easements. ii. Complete center left turn lane channelization, including adequate storage lengths, at each approved site access point in accordance with California Highway Design Manual, Chapter 400, within necessary dedicated right-of-way easements. iii. Complete right turn lane channelization, including adequate storage lengths, at each approved site access point in accordance with County road standards, within necessary dedicated right-of-way easements. iv. Reconstruct, if necessary, all deteriorated or non-compliant Avila Beach Drive project frontage improvements to current County standards for curb, gutter, sidewalk, driveway approach, and curb ramp. b. Street plan and profile for improving Cave Landing Road to an A-1 rural road section from its intersection with Avila Beach Drive through the project site to Blue Heron Drive. c. Reconstruct, if necessary, all deteriorated or non-compliant Bob Jones Trail improvements through and adjacent to the project site to current County standards for Class 1 trails. d. To remove or relocate all existing non-permitted obstructions from within the public right-of-way of the project frontage. Known obstruction include, but are not limited to, fences and trees. e. Public utility plan, showing all existing utilities and installation of all new utilities to serve the site. f. Tree removal/retention plan for trees to be removed and retained associated with the required public improvements. The plan shall be approved jointly with the Department of Planning and Building. g. Traffic control plan for construction in accordance with the California Manual on Uniform Traffic Control Devices (CA-MUTCD). h. The applicant shall provide satisfactory evidence that the Army Corps of Engineers and the California Department of Fish and Game environmental permits have either been secured or that the regulatory agency has determined that their permit is not required. County of San Luis Obispo Department of Public Works Page 4 of 9
4. On-going condition of approval (valid for the life of the project), and in accordance with County Code Section 13.08, no activities associated with this permit shall be allowed to occur within the public right-of-way including, but not limited to, project signage; tree planting; fences; etc. without a valid encroachment permit issued by the Department of Public Works. 5. On-going condition of approval (valid for the life of the project), the property owner shall be responsible for operation and maintenance of public road frontage sidewalks, landscaping, maintaining County driveway sight distance standards, street lighting, and pedestrian amenities in a viable condition and on a continuing basis into perpetuity. 6. At the time of application for construction permits, the applicant shall enter into an agreement and post a deposit with the county for the cost of checking the improvement plans and the cost of inspection of any such improvements by the County or its designated representative. The applicant shall also provide the county with an Engineer of Work Agreement retaining a Registered Civil Engineer to furnish construction phase services, Record Drawings and to certify the final product to the Department of Public Works. 7. Prior to commencing permitted activities, all work in the public right-of-way must be constructed or reconstructed to the satisfaction of the Public Works Inspector and in accordance with the County Public Improvement Standards; the project conditions of approval, including any related land use permit conditions; and the approved improvement plans. 8. At the time of application for construction permits, the applicant shall provide evidence to the Department of Planning and Building that onsite circulation and pavement structural sections have been designed and shall be constructed in conformance with Cal Fire, or the regulating fire agency standards and specifications back to the nearest public maintained roadway. 9. At the time of application for construction permits, the applicant shall submit evidence to the Department of Planning and Building of a road maintenance agreement. The agreement shall establish an organized and perpetual mechanism to ensure adequate maintenance of the shared access roads in a form acceptable to the County. The road maintenance agreement shall be signed by the owners of all properties which have shared access rights or be fully assumed by the applicant for the full width across their property frontage and back to the nearest county maintained road; be binding upon their heirs and assigns; and be recorded with the County Clerk on each of the effected properties. Transportation Management Plan 10. At the time of application for construction permits, the applicant shall submit a Transportation Management Plan (TMP) prepared by a licensed civil or traffic engineer for review and approval by the Planning and Building Department, in consultation with the Public Works Department. The intent of the TMP will be to minimize impacts to the surrounding road network for events of any size. The elements of the TMP must include: a. The recommendations from the preliminary Transportation Demand Management Plan prepared by XXXXX, dated XXXXX. i. Establish and implement a mandatory shuttle program for event guests and visitors, including identification of offsite park-and-ride facilities. ii. Establish and implement a program that limits or prohibits guests and visitors from using their private vehicles to access events by encouraging alternative modes of transportation, high occupancy vehicle preferences, parking passes, free shuttle, etc. iii. Establish a monitoring and recording program to document TMP compliance that includes event day vehicle counts for morning and afternoon peak hour trips, and total daily trips iv. Establish a CHP traffic control and enforcement program. v. Establish a community signage program to prevent event parking in town. County of San Luis Obispo Department of Public Works Page 5 of 9
b. Event traffic control plan including signage and flag-persons. Note that an encroachment permit issued by Public Works will be required for any traffic control proposed within the right-of-way. c. No site event shall occur during PG&E Diablo Canyon shift changes. d. No site event shall occur during historic community events. e. Limit event delivery services to off-peak event hours. f. Designate a TMP coordinator and provide contact information. Together with implementing the TMP, the coordinator must also respond to all agency and public inquires. g. Establish and implement an enforcement program to ensure compliance with the approved TMP and a records keeping plan to substantiate compliance. h. Establish and implement a procedure to request county approval for subsequent TMP amendments. 11. On-going condition of approval (valid for the life of the project), the property owner(s) shall adhere to and enforce the Transportation Management Plan (TMP). Amendments to the TMP may be allowed but must be submitted by a registered civil or transportation engineer for prior approval by the County Planning and Building Department, in consultation with the Department of Public Works. Fees 12. On-going condition of approval (valid for the life of the project), and in accordance with Title 13.01 of the County Code, the applicant shall be responsible for paying to the Department of Public Works the Avila Valley Road Improvement Fee. The fee shall be imposed at the time of application for building permits and shall be assessed for each building permit to be issued. These fees are subject to change by resolution of the Board of Supervisors. The applicant shall be responsible for paying the fee in effect at the time of issuance of building permits. Coastal Well Permit 13. Within 30-days of permit approval, in accordance with Title 8, Section 8.40.065 (for Coastal Zones), and to the satisfaction of the Department of Public Works, the applicant shall establish ongoing water well monitoring and reporting requirements for incorporation into the resource management system. 14. On-going condition of approval (valid for the life of the project): In accordance with Title 8, Section 8.40.065 (for Coastal Zones), water well monitoring requirements as established by the Department of Public Works will be met prior to issuance of the Environmental Health Department s water well permit Drainage & Flood Hazard 15. At the time of application for construction permits, the applicant shall submit complete drainage plans prepared by a licensed civil engineer for review and approval in accordance with Section 22.52.110 (Drainage) or 23.05.040 (Drainage) of the Land Use Ordinance. 16. At the time of application for construction permits, the applicant shall show the 100-year flood hazard boundary on the project plans. 17. At the time of application for construction permits, the applicant shall submit evidence to the Department of Public Works that all new structures comply with County flood hazard construction standards. 18. At the time of application for construction permits, the applicant shall submit complete erosion and sedimentation control plan for review and approval. 19. Prior to issuance of construction permits, the applicant shall provide evidence satisfactory to the Department of Planning and Building that the Army Corps of Engineers and the California Department County of San Luis Obispo Department of Public Works Page 6 of 9
of Fish and Game environmental permits have either been secured or that the regulatory agency has determined that their permit is not required. 20. At the time of application for construction permits, the applicant shall demonstrate that the project construction plans are in conformance with their Stormwater Control Plan. 21. On-going condition of approval (valid for the life of the project): In accordance with 8.68.130 (Article III), non-stormwater discharges into the county storm drain system shall require an encroachment permit as described in Chapter 13.08 of the County Code. Permits shall only be issued when applicant successfully demonstrates compliance with all requirements of Article III. Stormwater Pollution Prevention Plan (SWPPP) 22. At the time of application for construction permits, if the project disturbs more than 1.0 acre or is part of a common plan of development, the applicant must enroll for coverage under California s Construction General Permit. Sites that disturb less than 1.0 acre must implement all required elements within the site s erosion and sediment control plan as required by San Luis Obispo County Codes. Stormwater Control Plan (SWCP): 23. At the time of application for construction permits, the applicant shall demonstrate whether the project is subject post-construction stormwater requirements by submitting a Stormwater Control Plan application. a. The applicant must submit a Stormwater Control Plan (SWCP) prepared by an appropriately licensed professional to the County for review and approval. Applicants must utilize the County s latest SWCP template. b. If applicable, the applicant shall submit a draft stormwater operations and maintenance plan for review by the County. The operations and maintenance plan may be incorporated into existing or proposed CC&Rs or drafted as an Agreement. c. If applicable, following approval by the County, the applicant shall record with the County Clerk-Recorder a Stormwater Operations and Maintenance plan to document on-going and permanent storm drainage control, management, treatment, inspection and reporting. d. If applicable, the applicant shall submit a draft General Notice to document the location and type of control measures that were installed to mitigate Performance Requirement No. 2. Following approval by the County, the applicant shall record the General Notice with the County Clerk-Recorder. The recorded control measures shall remain in good working order in perpetuity. 24. Prior to approval of the improvement plans or construction permits, if necessary, the applicant shall submit a draft Storm Water Operations and Maintenance Plan for all structural post-construction storm water treatment or retention facilities and it must be provided for review. 25. Prior to approval of the improvement plans or construction permits, the Stormwater Operations and Maintenance plan and General Notice must be updated to reflect as-built changes, approved by the County, and re-recorded with the County Clerk-Recorder as amendments to the original document. Recycling 26. On-going condition of approval (valid for the life of the project), the applicants shall provide recycling opportunities to all facility users at all events in accordance with Ordinance 2008-3 of the County of San Luis Obispo Department of Public Works Page 7 of 9
San Luis Obispo County Integrated Waste Management Authority (mandatory recycling for residential, commercial and special events). Offers 27. Prior to issuance of construction permits, the applicant shall offer for dedication to the public rightof-way easements by separate document for Avila Beach Drive road widening purposes a sufficient width as necessary to contain all elements of the roadway prism including slopes, sidewalks, driveway aprons, curb returns and other improvements. Offers are to be recorded by separate document with the County Clerk upon review and approval by Public Works. 28. Prior to issuance of construction permits, the applicant may be required to offer for dedication to the public drainage easement(s) as necessary to contain both existing and proposed drainage features where those features accept public road storm flows. Offers are to be recorded by separate document with the County Clerk upon review and approval by Public Works. G:\Development\_DEVSERV Referrals\Land Use Permits\CUP\DRC2018\DRC2018-00067 ABR Prop CUP Avila Beach\DRC2018-00067 ABR Prop CUP Avila Beach.docx County of San Luis Obispo Department of Public Works Page 8 of 9
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