HomeMy WebLinkAboutPC-1010-20 (ARCH-0506-2018 and PDEV-0507-2019 -- 487 Leff St.)RESOLUTION NO. PC-1010-20
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE DEVELOPMENT OF A NEW, TWO-
STORY, 13,082-SQUARE FOOT OFFICE BUILDING AS PART OF AN
EXISTING PLANNED DEVELOPMENT (PD 0274). THE PROJECT
INCLUDES AN AMENDMENT TO THE ADOPTED PRECISE PLAN
APPROVED THROUGH RESOLUTION NO. 2249 (1971 SERIES) TO
ADDRESS THE NEW OFFICE DEVELOPMENT AS IT RELATES TO
THE PLANNED DEVELOPMENT. THE PROJECT ALSO INCLUDES
EXCEPTIONS FOR PARKING AND TRASH ENCLOSURES WITHIN
THE STREET YARD SETBACK (0 FEET WHERE A 20-FOOT SETBACK
AND 10-FOOT SETBACK, RESPECTIVELY, ARE NORMALLY
REQUIRED), EXCEPTIONS TO SIGN REGULATIONS, AND A 32%
PARKING REDUCTION AND OFFSITE PARKING. PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
JUNE 10, 2020 (487 LEFF STREET, ARCH-0506-2019 & PDEV-0507-2019)
WHEREAS, the Planning 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 April 10, 2019, providing a conceptual review of the project and provided directional items to
the applicant and staff, pursuant to a proceeding instituted under ARCH-0077-2019, Scott Smith,
applicant; and
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 March 2, 2020, and continued the project to a date uncertain and provided
directional items to the applicant and staff, pursuant to a proceeding instituted under ARCH-0506-
2019, Scott Smith, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing via teleconference, per the Governor's Executive Order N-29-20 issued
on March 17, 2020, relating to the convening of public meetings in response to the COVID-19
pandemic, on May 4, 2020, recommending approval of the project to the Planning Commission
based on consistency with the Community Design Guidelines, pursuant to a proceeding instituted
under ARCH-0506-2019, Scott Smith, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing via teleconference, per the Governor's Executive Order N-29-20 issued on March 17,
2020, relating to the convening of public meetings in response to the COVID-19 pandemic, on
June 10, 2020, pursuant to a proceeding instituted under ARCH-0506-2019 & PDEV-0507-2019,
Scott Smith, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
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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-0506-2019 & PDEV-0507-2019), based on the following findings:
I. The project is consistent with the Land Use Element (LUE) because the project provides a
quasi -public use (non-profit that provides services to residential uses) which is consistent
with uses intended for the Medium Density Residential land use designation (LUE Table
1). The project is also consistent with the Circulation Element (CE) where new
development is required to provide fair share responsibility for improvements to the street,
bike, lanes, sidewalks and incorporates traffic calming measures to accomplish the
objectives of the General Plan.
2. As conditioned, the project is consistent with the Zoning Regulation because the proposed
building design complies with the development standards for the project within the
Medium Density Residential (R-2) zone (Municipal Code Chapter 17.18).
3. The proposed Planned Development Precise Plan amendment is consistent with the
Ordinance No. 506 (1970 Series) and Council Resolution No. 2249 (1971 Series) because
the amendment is limited to changes in the size and position of structures, and does not
include any changes to the overall density or land uses of the project site.
Development Review Findings
4. As conditioned, the project is consistent with the Community Design Guidelines for office
design and infill development because the architectural style is complementary to the
surrounding neighborhood and commercial character of High Street.
5. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to
the building design that are compatible with the design and scale of the existing structures
in the surrounding neighborhood (CDG, Chapter 5.3).
6. As conditioned, the project respects the privacy of adjacent residences through appropriate
building orientation and windows that minimize overlook and do not impair the privacy of
the indoor or outdoor living space of neighboring structures.
7. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the street's appearance because the development is
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designed in a manner that does not deprive reasonable solar access to adjacent properties
by positioning the majority of the building mass along the High Street frontage and is
separated on each side by a public street. The project incorporates vertical and horizontal
wall plan offsets, which provide a high -quality and aesthetically pleasing architectural
design.
Street Setback Exception Findings
8. As conditioned, granting the street setback reduction of zero feet for unenclosed parking
spaces along Leff Street, where 20 feet is normally required, is consistent with the Zoning
Regulations and the General Plan because the section of Leff Street has been redesigned
into a one way street with the public sidewalk routed through the development project site
where vehicle parking spaces do not interfere with pedestrian circulation, and vehicles may
adequately park without overhanging onto the public right-of-way.
9. The street parking reduction provides for an improvement to vehicle and pedestrian
circulation for the neighborhood because the project incorporates improvements along all
three street frontages that provides additional street parking, improved intersections along
Leff Street and High Street, and Leff Street and Beach Street.
10. The street setback reduction will not have any adverse effects on the surrounding properties
in the vicinity because the project provides improvements to traffic, lighting and vehicle
and pedestrian safety from existing conditions.
11. Site characteristics and required improvements make strict adherence to the Zoning
Regulations impractical due to odd shape of the lot that includes three street frontages, the
project nonetheless conforms with the intent of the Zoning Regulations because: Zoning
Regulations Section 17.70.170.D.2.a (Setbacks, Exceptions to Setback Requirements,
Discretionary Exceptions, Reduced Front and Street Side Setbacks) which allows for the
Director's discretion to reduce the street side setbacks to zero feet for unenclosed parking
spaces, that accommodates parking spaces without interfering with pedestrian circulation.
Parking Reduction Findings
12. The project qualifies for the additional 5 percent parking reduction by providing additional
bicycle parking beyond what is required for the development project in accordance with
Zoning Regulations § 17.72.050.C.3.b. Parking may be reduced by one vehicle parking
space for each five bicycle spaces provided in excess of requirements and the project
provides 20 bicycle spaces in excess of the requirements resulting in an additional four
vehicle parking space reduction
Off -Site Parking Findings
13. The proposed seven (7) off -site parking spaces is consistent with Zoning Regulations
because the site on which the off -site parking at 468 Leff Street is located within 300 feet
of the project, the off -site location is owned and controlled by the same owner as the
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proposed project and is not separated from the use by any feature that would make
pedestrian access inconvenient or hazardous (controlled intersection and crosswalk).
14. The off -site parking is acceptable at 468 Leff Street to serve 487 Leff Street because
proposed off -site parking is consistent with the existing use of the subject properties that
are part of the same development plan, and the project includes public access
improvements along the street frontage by including updated sidewalk and crosswalk
improvements that benefit the neighborhood.
15. The proposed off -site parking spaces will not have any adverse effects on the surrounding
properties in the vicinity because 468 Leff Street maintains adequate parking for the
existing residential uses and no physical changes to the site or management thereof will
result from this action.
Sign Program Findings
16. The project site provides unusual circumstances which make strict adherence to the sign
regulations impractical, as the project consists of an office use within a residential zone.
The proposed sign program represents an innovative design consistent with the
architectural style of the project.
17. The sign program is consistent with the intent and purpose of the Sign Regulations as each
sign is consistent with all other limitations regarding number and size of signs allowed for
the specific sign types (awning, wall signs). The architectural style of the project has been
designed to accommodate signage for the property that would provide sufficient visibility
to the public.
18. The proposed signs consist of a superior design that complies with the Design Principles
of the Sign Regulations that do not result in clutter or excessively sized signage in
comparison to the other commercial structures along High Street. The proposed signs have
been reviewed by the Architectural Review Commission and found to be consistent with
the intent of the Sign Regulations and Community Design Guidelines.
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) because it consists of the
redevelopment of the project site consistent with policies and standards applicable to development
within the Medium Density Residential area within the Planned Development Overlay, on a site
less than five acres in size, with no value as habitat for endangered, rare, or threatened species, as
described in State CEQA Guidelines Section 15332 (Infill Development). The site is within City
limits and is served by City utilities and public services. Based on the location, size, and area and
quantity of commercial components of the development, approval of the project will not result in
any significant effects related to traffic, noise, air quality, or water quality.
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
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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-
0506-2019 & PDEV-0507-2019). 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 Ordinance No. 506 (1970 Series) and Council
Resolution No. 2249 (1971 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
color and material board submitted with the Development Review application.
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.
5. 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 other area for the storage of 20 additional bicycle parking spaces
beyond that which is required by code. 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 a building permit shall clearly depict the location of all required electric
vehicle (EV) ready and EV capable parking required for non-residential uses. Sufficient detail
shall be provided about the placement and design of EV equipment and raceway for future
supply, to the satisfaction of the Chief Building Official and the Community Development
Director.
7. Prior to the issuance of a building permit, the applicant shall implement the Transportation
Demand Management Plan identifying the responsibility for monitoring and reporting the
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progress of the Trip Reduction Program to the satisfaction of the Community Development
Director and the Transportation Division. The Trip Reduction Plan should be clear on the
performance measures, how they will be monitored/measured, and what actions will be taken
if the number of parking spaces is insufficient upon full occupancy and operation of the
project. The Community Transportation Board will be responsible for coordinating annual
surveys, reporting to the city, and providing current and up to date program information to
residents.
8. Prior to building occupancy, the applicant shall complete an Off -site Parking Agreement
providing for a minimum of seven (7) parking spaces located at 468 Leff Street to be used to
provide the required parking for the Housing Authority at 487 Leff Street.
9. The seven (7) parking spaces located at 468 Leff Street shall be owned, leased or otherwise
controlled by the party controlling the use 487 Leff Street, until required parking for the use
of the building can be provided on -site or the use changes with a lower parking requirement.
This permit shall be valid only for the operation of the proposed use (HASLO) at 487 Leff
Street. Expansion, modification and/or change of the uses, not substantially in conformance
with this permit, shall require City approval.
10. 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.
11. 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.
12. 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. A landscape buffer shall be provided
between the fence screening the storage area and the back of sidewalk. 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.
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13. The applicant shall submit a landscaping plan containing an irrigation system plan with
submittal of working drawings for a building permit. 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. The surfaces and
finishes of hardscapes shall be included on the landscaping plan. The landscape plans shall
provide mature landscaping along the street frontage of the new structure that is of an
evergreen species and a minimum size of 5 gallons, that complements the buildings
architecture, subject to the satisfaction of the Community Development Director.
14. 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), except those
identified for screening of the trash corral as depicted in the project plans submitted with this
application.
15. 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.
16. Plans submitted for a sign permit shall reduce the large wall sign's size to 30 square feet and
limit the signs height to 20 feet from the finished grade, all other signage must be in substantial
conformance with the submittal provided for this entitlement. Modifications to this sign
program or additional signage may require addition review by the Architectural Review
Commission or the Community Development Director, as deemed appropriate.
Engineering Division — Public Works/Community Development
17. A separate miscellaneous public plan submittal and approval will be required in conjunction
with the building permit plan submittal. The improvement plans shall be approved and
incorporated into the building plans for reference prior to building permit issuance. The plans
and format shall be in accordance with City Engineering Standards. A separate improvement
plan review fee and Public Works inspection fees will apply based on the fee resolution in
effect at the time of the submittal.
18. The improvement plan submittal shall include any off -site improvements as conditioned. The
plans shall include the existing pertinent frontage improvements along both sides of High,
Leff, and Beach streets, along with the adjacent High Street intersections at Harris and King
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streets. All existing receiving curb ramps shall be shown for reference. The plans shall show
and note the location of the existing streetlights located at the intersections.
19. The improvement plans shall consider all pedestrian street crossings for ramp locations,
orientation, type, and receiving ramp availability per City and ADA standards. Off -site ramp
upgrades may be required.
20. Depending upon the final design, pedestrian and vehicle movements, private lighting
improvements, and existing streetlighting levels, additional streetlighting may be required on
the project side of High Street per City Engineering Standards.
21. The improvement plans shall include all details of the proposed parallel and angled parking
improvements along High, Beach, and Leff streets. The plans shall analyze the number of
altered public spaces and shall include designated accessible space(s) per ADA requirements
for public rights -of -way. Space delineation triggers the ADA requirement. As such, the
applicant may propose to include T's and L's for the parallel street parking to better manage
the area surrounding the project. Red curb areas needed for line -of -sight or other purposes
shall be constructed in conjunction with the public improvements. Unless otherwise accepted
for City maintenance, the red curbing shall be maintained by the developer under a "red curb"
permit.
22. The private and public angled parking within Leff Street shall comply with ADA and the City
Engineering Standards (Parking and Driveway Standards). Any public pedestrian easements
required to accommodate the replaced public sidewalk along the angled parking, curb ramps,
landings for ramps, etc. shall be shown on the plans for reference. Easements shall be
prepared by the applicant in a format approved by the City. Unless approved for deferral by
the Public Works Department, the easements shall be recorded prior to permit issuance.
23. Any sections of damaged or displaced curb, gutter, sidewalk, or ramp shall be repaired or
replaced to the satisfaction of the Public Works Department in conjunction with the
development of the project.
24. The proposed improvements located within the Leff Street right-of-way shall honor the
existing publicly maintained utility improvements to the satisfaction of the Utilities and Public
Works departments. Any modifications required to the existing infrastructure shall be shown
and noted on the plans. Unless otherwise accepted for City maintenance, the Leff Street
improvements including but not limited to the angled parking, street paving, private utilities,
storm drains, landscaping, and the pocket park shall be maintained by the developer/property
owner under an encroachment agreement. Street sweeping shall be provided by the developer.
The agreement shall be in a format approved by the City and shall be recorded prior to permit
issuance.
25. The building and improvement plan submittals shall include a complete utility plan showing
all existing and proposed public and private utilities for reference. Existing utility services
shall be abandoned at the public mains per City Engineering Standards. Utility company
meters shall be shown for reference.
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26. The utility plan shall show that all new wire utilities shall be provided as underground
services. Unless specifically approved by the Community Development Director, the
underground wire services shall be achieved without a net increase in the number of utility
poles.
27. The building and improvement plan submittals shall include complete grading and drainage
plans and reports. The plans shall show and note compliance with the Post Construction
Stormwater Regulations (PCR's). The site/project area shall include all altered and
replacement impervious surfaces within the public right-of-way and within the private parcel
as a common plan of development.
28. The stormwater control plan and submittal shall include a PCR checklist in a format provided
by the City. An Operation and Maintenance Manual will be required prior to permit issuance.
A separate Private Stormwater Conveyance Agreement shall be recorded prior to permit
issuance to clarify the maintenance responsibility of the owner/developer.
29. The building plan submittal shall show and label all existing trees. The plan shall include the
diameter and species for reference. The plan shall clarify what trees will be removed,
relocated, or retained. Existing trees located outside the work zone shall be retained if
determined to be feasible. If retained, a tree preservation plan shall be included with the plan
submittals and shall be approved to the satisfaction of the City Arborist.
30. The architectural site plan, civil plans, and/or landscape plans shall show the existing street
trees, ornamental trees and landscape to remain located to the north of the sidewalk serving
the proposed Leff Street angled parking improvements. Additional compensatory tree
plantings may be required as a condition of the tree removals to the satisfaction of the Planning
Division and City Arborist.
Transportation Division —Public Works
31. Plans submitted for a building permit shall demonstrate clear sight distance for approaching
vehicles along all street frontages and intersection.
32. Applicant shall incorporate into the improvement plans traffic calming measures such as
colored/textured pavement surface at the entry or along the full of block of Leff, raised
crosswalk/speed table for the pedestrian crossing Leff Street at High Street, or other traffic
calming features, subject to the satisfaction of the Public Works Director.
33. Prior to issuance of occupancy certificates, a speed hump shall be installed along the block of
High Street adjacent to the project, subject to the satisfaction of the Public Works Director.
Fire Department
34. A minimum fire flow of 1500 gpm at 20 psi residual pressure (minimum) shall be provided
with 300 feet of all exterior walls. If public fire hydrants are not already existing to provide
needed fire flow, additional fire hydrants shall be required to meet flow and spacing.
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35. The fire sprinkler riser shall be located in an interior fire sprinkler riser room with exterior
door access. The room shall have signage indicating "FIRE SPRINKLER RISER INSIDE".
A Knox Box for rapid fire department key entry shall be provided at the riser room.
Utilities Department
36. 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.
37. The project is located within a capacity constrained area and shall meet the wastewater flow
offset requirements per Chapter 13.08.396 of the City's Municipal Code. The approach to
meet the required wastewater flow offset shall be included in the building permit submittal
and to the discretion of the Utilities Director.
38. The proposed landscape plan shall include updated MAWA and ETWU calculations per the
following formula found on the City's website:
http://www. slocity.org/government/department-directory/utilities-department/documents-
and-files
Indemnification
39. 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.
On motion by Vice -Chair Jorgensen, seconded by Commissioner Hopkins, and on the
following roll call vote:
AYES: Commissioners Hopkins, Kahn, Shoresman, Vice -Chair Jorgensen and Chair
Dandekar
NOES: Commissioners Quincey and Wulkan
REFRAIN: None
ABSENT: None
The foregoing resolution was passed and adopted this 1 Oth day of June, 2020.
Tyler C e cretary
Planning Commission