HomeMy WebLinkAboutPC-1005-2020 (ARCH-0150-2019 -- 564 Higuera St.)RESOLUTION NO. PC-1005-2020
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA, APPROVING THE DEVELOPMENT
OF A MIXED -USE PROJECT INCLUDING 36 RESIDENTIAL UNITS AND
A COMMERCIAL SPACE WITHIN THE DOWNTOWN COMMERCIAL
ZONE, WITH A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE PLANNING
COMMISSION AGENDA REPORT AND ATTACHMENTS DATED
FEBRUARY 26, 2020 (564 HIGUERA STREET, ARCH-0150-2019)
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 September 9, 2019, pursuant to a proceeding instituted under application
ARCH-0150-2019, Creekside Lofts LP, 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
February 26, 2020, pursuant to a proceeding instituted under application ARCH-0150-2019,
Creekside Lofts LP, 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.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Fi iid n g, . Based upon all the evidence, the Planning Commission makes the
following findings regarding the application ARCH-0150-2019:
1. 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 neighborhood.
2. The proposed project is consistent with Land Use Element Policy 4.2 (Downtown
Residential) because it provides new residential uses, allowing 24-hour presence and
balance between jobs and housing in the community.
3. The project is consistent with the Housing Element Policy 5.3 and 5.4 because the project
provides housing above ground -level commercial, is located close to activity centers in the
downtown and provides variety of residential types, sizes, and styles of dwellings.
Resolution No. PC-1005-2020
ARCH-0150-2019
Page 2
4. 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.
5. The project design maintains consistency with the City's Community Design Guidelines
by providing architectural interest and style which complements the character and scale of
the existing neighborhood.
6. As described in the applicant's affordable housing proposal and as required by project
condition of approval #14 in this Resolution, the project includes both market -rate and
affordable units in a new apartment project, consistent with policies for mixed -income
housing described in the Housing Element of the General Plan (Goal 4, Policy 4.2).
7. Standard Incentives for Housing Projects described in Zoning Regulations § 17.140.040,
including a density bonus and alternate parking requirement, are appropriate for this
project. As described in the applicant's affordable housing proposal and as required by
project condition of approval #14 in this Resolution, six percent of the units in this project
will be designated as "Very Low -Income Dedicated Units" for a 22.5% density bonus.
8. A reduction in the vehicle parking requirement, by a total of four vehicle parking spaces,
requested by the applicant as an Additional Incentive for providing affordable housing
units, as described by Zoning Regulation § 17.140.070 (B) (1), is appropriate for this
project. Zoning Regulations § 17.140.070 (A) (1) provides for one additional incentive or
concession for developments that include at least five percent of total units for very -low
income households and six percent of the units in this project will be designated as "Very
Low -Income Dedicated Units."
9. The hand painted sign shown on the brick portion of the front elevation is consistent with
the purpose of Sign Program approval provisions of the Sign Regulations (SLOMC
15.40.485) since it is complementary with the building's architecture, represents superior
design, and is compatible with nearby development.
SECTION 2. Environmental Review. The project is categorically exempt under Class 32,
In -Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation and is consistent with the
applicable zoning designation and regulations. The project site occurs on a property of no more
than five acres substantially surrounded by urban uses that has no value as habitat for endangered,
rare or threatened species as the site is located on an existing developed property.
SECTION 3. Action. The Planning Commission (PC) hereby grants final approval to the
project with incorporation of the following conditions:
Conditions
Planning
1. Plan conformance. Final project design and construction drawings submitted for a building
permit shall be in substantial compliance with the project plans approved by the Planning
Resolution No. PC-1005-2020
ARCH-0150-2019
Page 3
Commission. 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. Colors and materials. 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 the Architectural
Review application.
3. Stucco material. Plans submitted for a building permit shall note the use of smooth finished
stucco on the exterior of the building.
4. Exterior lighting. 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.
5. Mechanical and electrical equipment. 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. Roof
mounted equipment shall be measured for noise and potential exceedance of noise limits
for nearby residential units, and if exceeded, appropriately attenuated._
6. Backflow devices. 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. Equipment, including the backflow 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.
7. Parking. Final plans submitted for construction permits to complete this project shall
include a parking calculation clearly describing the amount of required parking for all uses
comprising this project, consistent with the approval granted under this application,
Resolution No. PC-1005-2020
ARCH-0150-2019
Page 4
including vehicle parking and for parking for motorcycles and bicycles. In addition, plans
shall clearly depict the location of nine parking spaces on this site, provided to serve the
neighboring Creamery Marketplace, as required under the existing parking agreement
recorded as Recorded Document 20170009725 with the San Luis Obispo County Recorder.
8. Electric vehicle parking. Final plans submitted for construction permits to complete this
project shall clearly depict and described required parking facilities for electric vehicles,
as set out in Zoning Regulations § 17.72.040.
9. Final landscape plan. 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.
10. AdditionaI screening. The final building plans shall include additional screening in front
of the parking facing the creek to eliminate the potential of light and reduce noise trespass
into the creek and residential areas north of the project to the satisfaction of the Community
Development Director.
11. Evergreen screen. The landscape plan shall include varying sized evergreen trees and
shrubs that are appropriately planted to screen views from the Dana Street properties.
12. Signs. Any proposed signs are subject to review and approval of the Community
Development Department and subject to issuance of a Sign Permit for their installation and
display. The Community Development Director shall refer signage to the ARC if signs
need an exception or appear to be excessive in size or out of character with the project.
13. Roof decks. The project shall not include future roof decks.
14. InclusiogM housing. In satisfaction of Inclusionary Housing Requirements described in
Chapter 17.138 of the City's Zoning Regulations, the applicant shall execute, prior to
issuance of any construction permit to complete this project, an affordable housing
agreement on forms provided by the City, to the satisfaction of the Community
Development Director and City Attorney. Following approval and signing of the agreement
by the parties, the final agreement shall be recorded, and relevant terms and conditions
shall be recorded as a deed restriction on those affordable units subject to affordability
requirements. The agreement shall be binding to all future owners and successors in
interest. The agreement shall identify the number, type, and location of dwelling units in
the project which are to be affordable to particular income categories, as defined in Zoning
Regulations § 17.138.030. Affordable units shall be comparable in size, appearance and
basic quality to market -rate units within the project. The minimum Inclusionary Housing
Requirement for this project shall be the provision of two dwelling units within the project
designated as "Very Low Income Dedicated Units," as defined in Zoning Regulations
§ 17.138.030
15. Archaeological Monitoring. The applicant shall provide an archeological monitoring plan
prepared by a City -qualified archeologist to be implemented during construction. The plan
shall identify the qualified professional who will conduct the monitoring and circumstances
Resolution No. PC-1005-2020
ARCH-0150-2019
Page 5
where a Native American tribal representative or qualified site monitor is required. The
plan shall recommend specific procedures for responding to the discovery of archeological
resources during the construction of the project consistent with Section 4.60 of the
Archaeological Resource Preservation Program Guidelines. The plan shall be submitted as
a part of the building permit.
Building
16. Code compliance. The project design shall be revised such that final plans submitted for
construction permits depict a configuration of building lobby, commercial space, and stair
shaft enclosure which conforms to provisions of the California Building Code regarding
limits on openings near property lines and at exit stairs, fire resistance rating, and proper
egress outside of the building (and not through any structure).
17. Reference to subdivision. Description and notation regarding subdivision of the subject
property (as found in C 1 of plans) shall be removed from plans prior to submittal of final
plans for construction permits to complete this project.
18. Effective Code. Project design shall be subject to the applicable construction codes in effect
at time of submittal of final plans for construction permits to complete this project. Note
that the 2019 Building Code cycle will begin, January 1, 2020.
Engineering
19. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard.
MC 12.16.050
20. The project is located in the Mission Style Sidewalk District of downtown. Any replaced
sections of sidewalk or driveway approach shall be constructed in the Mission Style per
city standards #4220.
21. The building plan submittal shall show and note that any sections of damaged or displaced
curb, gutter, or sidewalk shall be repaired or replaced per City Engineering Standards and
to the satisfaction of the Public Works Department.
22. The building plan submittal shall show the existing driveway approach to be upgraded or
replaced to comply with City and ADA standards. Current city and ADA standards require
a 4' accessible sidewalk extension behind the ramp.
23. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, 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.
24. 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.
Resolution No. PC-1005-2020
ARCH-0150-2019
Page 6
Services to the new structures shall be underground. All work in the public right-of-way
shall be shown or noted.
25. The building plan submittal shall include a complete grading and drainage plan. The
grading and drainage plan shall show existing structures and grades located within 15' of
the property lines in accordance with the grading ordinance. The plan shall consider
historic offsite drainage tributary to this property that may need to be accepted and
conveyed along with the improved on -site drainage. This development may alter and/or
increase the storm water runoff from this site or adjoining sites. The improved or altered
drainage shall be directed to the street and not across adjoining property lines unless the
drainage is conveyed within recorded easements or existing waterways.
26. This development shall comply with the Waterway Management Plan. The building plan
submittal shall include a final hydrologic and hydraulic analysis report in accordance with
the Waterway Management Plan Volume I11, Drainage Design Manual. The report shall
include, as a minimum, a response or discussion of the bullet items in Section 2.3.1 of the
Drainage Design Manual.
27. This property is located within a designated flood zone as shown on the Flood Insurance
Rate Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially
remodeled structures shall comply with all Federal Emergency Management Agency
(FEMA) requirements and the city's Floodplain Management Regulations per Municipal
Code Chapter 17.84.
28. This property is located in an AE and AO (2' depth) Flood Zone. The proposed structure
is located in the AE floodzone. The structure shall be floodproofed to an elevation that is
at least one foot above the BFE. Additional freeboard to 2' above the BFE may result in
additional structure protection and savings on flood insurance and is strongly encouraged.
29. Any new building service equipment shall be protected or elevated above the BFE in
accordance with the Floodplain Management Regulations and adopted Building Code. The
elevator, design, and equipment room shall be designed in accordance with FEMA
Technical Bulletin 4 / November 2010.
30. 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 final Post Construction Stormwater Control Plan Template as
available on the City's Website.
31. 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 building
permit issuance or final inspection approvals.
32. The building plan shall show and label all existing and proposed public and private
easements for reference.
Resolution No. PC-1005-2020
ARCH-0150-2019
Page 7
33. A quit claim agreement or other acceptable documentation shall be recorded and/or
provided for the removal of the existing 6' PG&E easement per PM 54-90 prior to building
permit issuance.
34. A new creek access easement shall be provided to the City to the satisfaction of the City
Engineer, Community Development Department, and Natural Resources Manager prior to
building permit issuance. The easement shall provide for a reasonable access to and staging
area along the creek.
35. The building plan submittal shall include final details of the creek patio area improvements
including the proposed landscaping. The final site improvement plan and landscape plan
shall honor the proposed new access, staging area, and creek easement to the satisfaction
of the City. The patio improvement shall be designed to accommodate maintenance
vehicles and/or shall include readily moveable patio furniture/fixtures. The final
planting/tree placement plan shall honor the access requirements to the satisfaction of the
City Engineer, Community Development Department, and Natural Resources Manager.
36. A creek maintenance agreement shall be recorded in a format provided by the City and
approved to the satisfaction of the Public Works Department and the City's Natural
Resource Manager prior to building permit issuance.
37. The building plan submittal shall show all existing trees on the property with a trunk
diameter of 3" or greater. Offsite trees along the creek corridor and 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. Tree removals and/or pruning may require approval by the
City Arborist and/or Tree Committee. The plan shall show all existing and proposed street
trees.
Utilities
38. 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.
39. The project's commercial and residential uses shall be metered separately. A separate water
meter shall be provided for each new parcel per Chapter 16.20.020.E of the City's
Municipal Code. The City's meters must be placed per the Engineering Standards.
40. The project proposes additional wastewater flow in a portion of the City's wastewater
collection system that is out of capacity. Prior to issuance of a certificate of occupancy, the
applicant is required to mitigate the additional wastewater generation as a result of the
project. This condition may be satisfied by: Installing 400-feet of a new 8-inch sewer main
along the project's frontage in Higuera and extending to the existing 30-inch sewer at
Nipomo, which will achieve a reduction in wastewater flow commensurate with the
additional wastewater flow contributed by the project; or Any other off -site sewer
rehabilitation proposed by the applicant approved by the Utilities Director.
Resolution No. PC-1005-2020
ARCH-0150-2019
Page 8
41. Projects generating more than two cubic yards of total waste shall comply with AB 1826,
and local waste management ordinance to reduce greenhouse gas emissions, which requires
trash enclosures to have the capacity to store trash bin sizes for waste, recycling, and
organics. The trash enclosure location and size shall be reviewed and approved by the
Utilities Director during the building permit process.
42. Driveways and access routes to all refuse receptacles shall be designed to accommodate
the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project.
Indemnity
43. 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.
Code Compliance Notes
Utilities
The property's existing sewer laterals to the point of connection at the City main must pass
a pipeline video inspection (visual inspection of the interior of the pipeline), including
repair or replacement, as part of the project. The pipeline video inspection shall be
submitted during the Building Permit Review Process for review and approval by the
Utilities Department prior to issuance of a Building Permit. Additional information is
provided below related to this requirement:
a. The pipeline video inspection shall be submitted on USB drive and shall be in color.
b. The inspection shall be of adequate resolution in order to display pipe.
C. Material submitted shall include the project address and a scaled plan of the
building and the lateral location to the connection at the City sewer main.
d. The inspection shall include tracking of the pipeline length (in feet) from the start
of the inspection to the connection at the City sewer main.
e. It is optional to provide audio on the report to explain the location, date of
inspection, and pipeline condition observations.
2. Potable water shall not 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.
Upon motion of Commissioner Quincy, seconded by Commissioner Stevenson, and on the
following roll call vote:
Resolution No. PC-1005-2020
ARCH-0150-2019
Page 9
AYES: Commissioners Jorgensen, McKenzie, Quincey, Stevenson, Vice -Chair
Dandekar, and Chair Wulkan
NOES: None
ABSENT: Commissioner Kahn
RECUSED: None
The foregoing resolution was adopted this 26`h day of February, 2020.
Tyler Corey, Sec ary
Planning Com is ion