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HomeMy WebLinkAboutPC-1014-2019 (ARCH-0148-2019 -- 3750 Bullock St.)RESOLUTION NO. PC-1014-19 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING THE DEVELOPMENT OF A THREE-STORY AFFORDABLE HOUSING PROJECT CONSISTING OF 68 RESIDENTIAL UNITS, INCLUDING A DENSITY BONUS OF 40 PERCENT AND AN AFFORDABLE HOUSING INCENTIVE TO ALLOW FOR A MAXIMUM HEIGHT OF 45 FEET WHERE 35 IS NORMALLY REQUIRED, EXCEPTION TO THE SIGN REGULATIONS, AND A DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL FIR FOR ORCUTT AREA SPECIFIC PLAN AND EXEMPT FROM ENVIRONMENTAL REVIEW; AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED DECEMBER 11, 2019 (3750 BULLOCK, ARCH-0148-2019) WHEREAS, 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, on October 21, 2019, recommending directional items and approval of the project to the Planning Commission based on consistency with the Community Design Guidelines and Orcutt Areas Specific Plan (OASP), pursuant to a proceeding instituted under ARCH-0148- 2018, Peoples' Self Help Housing Corp., applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on December 11, 2019, pursuant to a proceeding instituted under ARCH-0148-2019, Peoples' Self Help Housing Corp., applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby grants final approval to the project (ARCH-0148-2019), based on the following findings: 1. As conditioned, 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 respects site constraints and will be compatible with the scale and character of the neighborhood. 2. The project is consistent with the General Plan because it promotes policies related to compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11), and Resolution No. PC- 1014-19 3750 Bullock Lane, ARCH-0148-2019 Page 2 housing production (HE 6.10). 3. The project is consistent with the Conservation and Open Space Element Policy 4.4.3 because the project promotes higher -density, compact housing to achieve more efficient use of public facilities and services and to improve the City's jobs/housing balance. 4. The project is consistent with Housing Element Policies 6.1 and 7.4 because the project supports the development of more housing in accordance with the assigned Regional Housing Needs Allocation and establishes a new neighborhood, with pedestrian and bicycle linkages that provide direct, convenient and safe access to adjacent neighborhoods consistent with the OASP. Architectural Review Findings 5. As conditioned, the project design is consistent with the Community Design standards of the OASP, and consistent with the Community Design Guidelines for multi -family housing design and Infill Development because the architectural styles are complementary to the surrounding neighborhood including site design, roofing style, front porches, balconies, siding materials, finish, and scale. The project design incorporates articulation, massing, and a mix of color/finish materials that are compatible with the neighborhood and complementary to other development within the immediate vicinity. 6. The proposed height, mass and scale of the project will not negatively alter the overall character of the neighborhood or the streets appearance because the development is designed in a manner that does not deprive reasonable solar access to adjacent properties by positioning the majority of the building mass along the street frontage that incorporates vertical and horizontal wall plan offsets providing a high -quality and aesthetically pleasing architectural design. The proposed height, mass and scale of the project is necessary to provide additional dwelling units to be dedicated affordable for "extremely -low, very -low, and low" income households. Density Bonus and Alternative Incentives Findings 8. The proposed project will provide quality affordable housing consistent with the intent of Chapter 17.140 of the Zoning Regulations, and the requested density bonus and reduction to site development standards are necessary to facilitate the production of affordable housing units. 9. The requests for a density bonus and reduction to site development standards for location of residential units are consistent with the intent of Housing Element Programs 2.17, 6.10, and 6.19, and the alternative affordable housing incentives outlined in Section 17.140.070 of the Zoning Regulations. Resolution No. PC- 1014-19 3750 Bullock Lane, ARCH-0148-2019 Page 3 Sign Regulations Exception 10. The sign exception is consistent with the intent and purpose of the Sign Regulations and will not constitute a grant of special privilege, because the exception is minor in nature and of similar size as other properties in the vicinity with the same zoning, the exception provides for a superior design that does not result in visual clutter on the property. SECTION 2. Environmental Review. The project is consistent with the certified Final Environmental Impact Report (FEIR) for OASP and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182(c) (Residential Projects Implementing Specific Plans). On March 2, 2010, the City Council certified the FEIR for the OASP and approved the OASP through Council Resolution 10154 (2010 Series). All mitigation measures adopted as part of the OASP FEIR that are applicable to the proposed project are carried forward and applied to the proposed project to effectively mitigate the impacts that were previously identified. The project is exempt from the provisions of the CEQA under Government Code §65457 because the project consists of a residential development and is consistent with the OASP, which was approved following certification of the OASP FEIR in 2010. No supplemental environmental impact report is required pursuant to Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or require any revisions to the certified OASP FEIR; 2) no substantial changes would occur with respect to the circumstances under which the project is being undertaken, and no revisions to the OASP FEIR are required; and 3) no new information of substantial importance is available that was not already known at the time the OASP FEIR was certified. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Planning Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the Planning Commission (ARCH- 0148-2018). 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. 2. The project shall comply with all mitigation measures and conditions, applicable to the project site, established under City Council Resolution No. 10154 (2010 Series). 3. 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 Resolution No. PC- 1014-19 3750 Bullock Lane, ARCH-0148-2019 Page 4 color and material board submitted with Architectural Review application. The applicant shall note the use of smooth finish stucco on the building plans to the satisfaction of the Community Development Director. 4. Plans submitted for a building permit shall include recessed window details or equivalent shadow variation, and all other details including but not limited to awnings, and railings. Plans shall indicate the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Plans shall demonstrate the use of high -quality materials for all design features that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director. Plans submitted for a building permit shall clearly depict the location of all required short and long-term bicycle parking for all intended uses, plans submitted for construction permits shall include bicycle lockers or interior space within each residential unit or parking area for the storage of at least one bicycle per residential unit. Sufficient detail shall be provided about the placement and design of bike racks and lockers to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. 6. Plans submitted for building permit shall include a photometric plan, demonstrating compliance with maximum light intensity standards not to exceed a maintained value of 10 foot-candles. 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 ensure that light is directed downward consistent with the requirements of the City's Night Sky Preservation standards contained in Chapter § 17.70.100 of the Zoning Regulations. 7. 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 may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements 8. The storage area for trash and recycling cans shall be screened from the public right-of-way consistent with § 17.70.200 of the Zoning Regulations. The subject property shall be maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. Resolution No. PC- 1014-19 3750 Bullock Lane, ARCH-0148-2019 Page 5 9. 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. Landscaping plans shall include the following information, at a minimum: a. The species, diameter at breast height, location, and condition of all existing trees; b. Identification of trees that will be retained, removed, or relocated; c. Location and size of plant and tree species proposed to be planted; d. The location of proposed utilities, driveways, street tree locations, and the size and species of proposed street trees; and e. A reclaimed water irrigation plan. 10. Plans submitted for construction permits shall include elevation and detail drawings of all walls and fences. Fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§ 17.70.070 —Fences, Walls, and Hedges). 11. 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. 12. The design of proposed structures will incorporate noise attenuating construction techniques that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City's Noise Ordinance. Plans submitted for construction permits must clearly indicate and describe noise attenuation measures, techniques, and materials, and demonstrates their compliance with noise levels limits. 13. Prior to occupancy, an overflight notification shall be recorded and appear with the property deed. The applicant shall also record a covenant with the City to ensure that disclosure is provided to all buyers and lessees at the subject property. Notice form and content shall be to the satisfaction of the Community Development Director and include the following language: NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an airport, within what is known as the airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport Resolution No. PG1014-19 3750 Bullock Lane, ARCH-0148-2019 Page 6 annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you. Affordable Housing — Community Development 14. Prior to issuance of building permits, the City and the applicant shall enter into an Affordable Housing Agreement, to be recorded in the office of the county recorder. The agreement shall specify mechanisms or procedures to assure the continued affordability and availability of the extremely- low, very -low, and low income households, to the satisfaction of the Community Development Director. Engineering Division — Public Works/Community Development 15. The building plan submittal shall show and note compliance with the conditions of approval for Tentative Parcel Map SLO 17-0127. The plans shall show the limits of the subdivision improvements installed by others, utility connections/stubs, and any new work within the public right-of-way. 16. The building plan submittal shall show and reference the interface with public and private improvements for adjoining Tract 3111. The site development and grading plans shall show and honor the match lines for any previously entitled, permitted, or developed site improvements accordingly. 17. The building plan submittal shall include a complete grading and drainage plan and report. The plans and report shall show and note compliance with the drainage requirements of the GASP, Drainage Design Manual, and the Post Construction Stormwater Regulations (PCR's). 18. A separate PCR checklist and stormwater control plan will be required for this development. Some compliance components may reference subdivision and/or regional improvements constructed by others in the development of Righetti Ranch. 19. If spring water or perched water is encountered, the grading and drainage plan and strategy shall clarify how the runoff will be retained on site or conveyed safely to an approved outlet per City Engineering Standards. 20. A separate Private Stormwater Conveyance Agreement and Operations and Maintenance Manual shall be provided in conjunction with the building permit submittal to cover the on - site stormwater systems. 21. The building plan submittal shall include a complete site development and site utility plan. The site plan shall show and note compliance with the Parking and Driveway Standards. Include all parking lot materials, space and bay widths, striping, and signage for reference. Concrete paving is required for any designated motorcycle parking spaces and for the apron at the trash enclosure areas. The trash apron shall extend into the drive aisle to support the operations of the trash and recycle trucks. Drainage from the trash enclosure areas shall be Resolution No. PC- 1014-19 3750 Bullock Lane, ARCH-0148-2019 Page 7 treated prior to discharge from the site in accordance with City Engineering Standards for point source pollution control. Building Division — Community Development 22. Construction plans submitted for building permits shall be designed in accordance with the applicable codes in effect at time of submittal. Review of the general information provided for entitlement is cursory and does not guarantee code compliance for a future construction submittal. Utilities Department 23. The proposed utility infrastructure shall comply with the latest engineering design standards effective at the time the building permit is obtained and shall have reasonable alignments needed for maintenance of public infrastructure along public roads. 24. Plans submitted for a building permit shall include calculations for the proposed sewer generations based on Section 7 of the City's 2018 Engineering Design Standards. 25. The project must be served by a publicly owned water master meter off the water main in Bullock Lane. Privately owned sub -meters may be provided for residential apartments upon approval of the Utilities Director or designee. 26. Plans submitted for a building permit shall include calculations for the proposed water demands per Section 6 of the City's 2018 Engineering Design Standards. 27. Building permit submittal shall clarify size of existing and proposed water services and water meters for the project, including both potable and recycled water. 28. Private fire system shall have a RPDA (Reduced Pressure Detector Assembly) installed as close as practical to the point of connection to the water main as approved by the Utilities Director or designee. 29. Plans submitted for a building permit shall demonstrate a safe turnaround area for the contract refuse service, San Luis Garbage Company for collection access, as referenced in the service letter. 30. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall be accommodated within the site for the three (3) waste streams; trash, recycling, and organics and clearly depicted on the plans. 31. Building permit submittal shall include a letter of service from San Luis Garbage Company pasted on the plans. 32. The project shall submit trash enclosure details and the required level of information Resolution No. PC- 1014-19 3750 Bullock Lane, ARCH-0148-2019 Page 8 regarding refuse services as required by the City's Development Standards for Solid Waste Services. 33. The project's estimated total water use (ETWU) to support new ornamental landscaping shall not exceed the project's 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. 34. The recycled water permit application shall be submitted with the building plans. 35. Recycled water shall be used for major construction activities, such as grading and dust control as required under Prohibited Water Uses; Chapter 13.07.070.0 of the City's Municipal Code. Recycled water is available through the City's Construction Water Permit program. Transportation Division — Public Works 36. Prior to issuance of building permits, the applicant shall be responsible for paying applicable transportation impact fees (TIF). 37. Building permit submittal shall identify on -site parking stall dimensions consistent with City Engineering Standards. 38. Building permit submittal shall include designs for ADA-compliant pedestrian connection between project site and adjacent property to the east (Parcel 2). Plans shall identify whether changes are required to the approved on -site improvement plans for Parcel 2 to accommodate this connection. Fire Department 39. Due to the height of the structure and area per floor a construction type of V-A minimum with a full National Fire Protection Association (NFPA) 13 fire sprinkler is required, to the satisfaction of the Fire Marshal. 40. Plans submitted for a building permit shall provide an interior fire sprinkler location for Building `C'. Indemnification 41. 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 Resolution No. PC- 1014-19 3750 Bullock Lane, ARCH-0148-2019 Page 9 the defense against an Indemnified Claim. On motion by Commissioner Stevenson, seconded by Commissioner Jorgensen, and on the following roll call vote: AYES: Commissioners Jorgensen, Kahn, McKenzie, Stevenson, and Chair Wulkan NOES: None REFRAIN: None ABSENT: Commissioners Quincey and Vice -Chair Dandekar The foregoing resolution was passed and adopted this 11 `i' day of December, 2019. Shawna Scott, e etary Planning Commission