HomeMy WebLinkAboutPC-1025-20 (ARCH-0090-2020 -- 207 Higuera St.)RESOLUTION NO. PC-1025-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA GRANTING MAJOR DEVLOPMENT
REVIEW APPROVAL FOR A MIXED -USE DEVELOPMENT
COMPRISED OF SIXTEEN DWELLINGS AND A 390 SQ. FT.
COMMERCIAL SUITE IN A THREE-STORY BUILDING, WITH MINOR
EXCEPTIONS FROM PARKING STANDARDS, TO REDUCE THE
NUMBER OF REQUIRED VEHICLE AND BICYCLE PARKING SPACES,
FROM THE FRONT SETBACK STANDARD, AND FROM DESIGN
STANDARDS RELATED TO PARKING LOT LANDSCAPING, IN THE
SERVICE COMMERCIAL AND MIXED USE OVERLAY (C-S-MU)
ZONES (APPLICATION ARCH-0090-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted web based public hearings on August 3rd 2020, and on September 14t" 2020, pursuant
to a proceeding instituted under application ARCH-0090-2020, 207 Higuera LLC, applicant, and
provided a positive recommendation as to the consistency of the proposed project with applicable
design standards; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on October 14, 2020, pursuant to a proceeding instituted under application
ARCH-0090-2020, 207 Higuera LLC, applicant; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; 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;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the Planning Commission makes the
following findings regarding the project:
1. The proposed project is consistent with the General Plan and with the Mid-Higuera Street
Enhancement Plan. As described in the General Plan Land Use Element (LUE), the
Services and Manufacturing designation provides for a wide range of uses, including
Residential uses as part of mixed -use projects. The Mid-Higuera Street Enhancement Plan
allows Mixed -Use Development in the Service -Commercial Zone with Mixed -Use
Overlay (C-S-MU). The project is consistent with Land Use Element policy to locate
mixed -use projects near major activity nodes, transportation corridors, and transit
opportunities where appropriate (LUE §2.3.6). The General Plan provides for a density
bonus and other incentives for projects that include affordable housing for lower income
households (Housing Element § 6.19).
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2. As conditioned, the project conforms to the standards set forth in the City's Zoning
Regulations. The proposed project is a Mixed -Use Development, a use permitted in the
Service Commercial (C-S) Zone (§ 17.10.020), and provides a mix of residential and
commercial uses on the same site as required within the Mixed -Use Overlay (MU) Zone
(§ 17.58.010 (A)), and conforms to the standards for Mixed -Use Development set out in
Zoning § 17.70.130. The project includes one very -low income Affordable Dwelling Unit
in satisfaction of Inclusionary Housing Requirements (§ 17.138.040 (A)(1)) and qualifies
for a 27.5% density bonus as an Affordable Housing Incentive because at least five percent
of the total units will be constructed for very -low income households (§ 17.140.040 (E)).
An alternate parking ratio may be applied as an incentive for affordable housing
(§ 17.140.040 (K)).
3. Minor exceptions from parking standards are appropriate as incentives or concessions for
providing affordable housing. A reduction in the amount of required bicycle parking to
16 long-term spaces, as proposed, is an appropriate Additional Incentive for affordable
housing consistent with Zoning § 17.140.070 (A) because the small size of the proposed
dwelling units reduces the demand for long-term bicycle spaces, and sufficient long-term
bicycle parking is otherwise provided within ground -floor dwellings and within a ground -
floor Bike Room providing bicycle parking and related amenities (tire inflation and bicycle
repair tools). A reduction in the required parking for the 390 sq. ft. commercial component
of the project to zero (from one) is appropriate in order to facilitate development of the
project at the proposed density, consistent with Density Bonus Statutes set out in
Government Code § 65915(e), and such a reduction will not have a specific, adverse impact
upon public health or safety. The reduction is minor and the times of peak parking demand
between the residential and commercial components will be offset.
4. A minor reduction in the Front Setback, minor relaxation of the standards for landscaped
area within the parking lot (Mid-Higuera Street Enhancement Plan), and of the requirement
for four -foot planter features each six parking spaces, are appropriate in order to facilitate
development of the project at the proposed density, consistent with Density Bonus Statutes
set out in Government Code § 65915(e), and such a reduction will not have a specific,
adverse impact upon public health or safety. Constrained lot dimensions limit the parking
area available to install four -foot planter features. However, a four -foot planted screening
buffer is provided at the project frontage, trees are provided at the center of the edge of
each row of parking for shading and aesthetic value, and the parking lot is sufficiently
landscaped (about 8.5% of parking area) as proposed, given its location within a Service
Commercial (C-S) Zone.
5. The project is consistent with the City's Community Design Guidelines and with the Design
Guidelines provided in the Mid-Higuera Street Enhancement Plan. It is compatible with
site design and architecture in the vicinity, and logically locates site elements for efficient
operation (§ 2.1). Proposed new construction exhibits proper proportion, harmony,
simplicity, rhythm, and balance (§ 2.2). The project design employs a consistent use of
stucco and wood materials, color, and detailing throughout the primary elevations of the
building and horizontal and vertical wall articulation are expressed through the use of wall
offsets, recessed windows, balconies, awnings and entries (§ 3.1(B)). Decorative patterned
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concrete is used as an alternative paving material to minimize the visual expansiveness of
the parking area (§ 6.3).
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) requiring preparation of
environmental documents because it is considered to be an In -Fill Development Project as descried
in CEQA Guidelines § 15332. It is consistent with applicable General Plan policies for a
Manufacturing and Service Area, and with land use limitation and development standards set out
in the City's Zoning Regulations for Mixed -Use Development in a Service Commercial Zone with
Mixed -Use Overlay (C-S-MU). The project site is less than five acres in area, surrounded by urban
uses, and with no value as habitat for endangered, rare or threatened species. No significant effects
relating to traffic, noise, air quality, or water quality are expected from approval of this project,
and the site can be adequately served by all required utilities and public services.
SECTION 3. Action. The Planning Commission hereby grants final approval to the
project, subject to the following conditions:
Planning
1. Plan conformance. Final project design and construction drawings submitted for
construction permits to complete this project shall be in substantial compliance with the
project plans approved under this application, and with the conditions of approval herein.
Any change to approved design, colors, materials, landscaping, or conditions of approval
must be approved by the Director or Planning Commission, as deemed appropriate.
2. Limited exception. Exceptions granted under this approval are limited to: a reduction in
Front Setback to four feet; waiver of the requirement for four -foot planter features at each
six parking spaces and at the east end of parking rows (planters and street trees will be
provided at the west end); a reduction in required vehicle parking for the commercial
component of the project to zero; and a reduction in required bicycle parking for the
residential component of the project to 16 long-term spaces to be provided in ground -floor
dwellings and in a ground -floor Bike Room; as depicted and described in project plans
approved under this action. Modification of these exceptions shall be subject to review and
approval by the Community Development Director or Planning Commission, as
appropriate.
3. Colors and materials. Plans submitted for construction permits will clearly indicate, on
building elevation drawings, the colors and materials of all building surfaces, trim, and
detail.
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
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downward consistent with the requirements of the City' s Night Sky Preservation standards
contained in Chapter 17.23 of the Zoning Regulations.
5. Roof -Mounted Equipment. Final plans submitted for construction permits to complete this
project shall include details demonstrating that roof -mounted mechanical equipment is
screened by a building parapet or other effective roof design. Plans shall clearly call out
the height of equipment and demonstrate how equipment will be adequately screened,
including, where necessary, a line of sight diagram confirming that proposed screening will
be adequate.
6. Utility Equipment. The location and details of utility equipment (e.g. backflow prevention
devices and transformers) shall be indicated on plans submitted for construction permits.
Such devices will be designed, placed, and screened in a manner consistent with
Community Design Guidelines §6.1(G.3), to the satisfaction of the Community
Development Director.
7. Landscape Plan. Final plans submitted for construction permits to complete this project
shall include a Final Landscape Plan indicating the extent of landscaped area, hardscape,
plant selection, and method of irrigation, consistent with Community Design Guidelines,
Engineering Standards, and Water -Efficient Landscape Standards, as applicable. The
Landscape Plan shall include hedges or equivalent "low screen" plantings to provide a
planted buffer and screening between the project and the street.
8. Alternative Paving Materials. Final plans submitted for construction permits to complete
this project shall depict the use of alternative paving materials, as described in Community
Design Guidelines § 6.3 (E) to minimize the visual expansiveness of the parking area,
consistent with the decorative "paving patterns" depicted in approved plans, to the
satisfaction of the Community Development Director.
9. Site Details. Final plans submitted for construction permits to complete this project shall
depict details for the site fencing at the northerly property line and the trellis feature at the
rear (east) building elevation, which shall be consistent with those features as depicted in
approved plans, to the satisfaction of the Community Development Director.
Building & Safety
10. Final plans submitted for construction permits to complete this project shall include a report
from a Certified Access Specialist for location of Accessible parking, demonstrating that
the design of parking facilities for the project complies with applicable provisions of the
California Building Code for accessible parking facilities.
Engineering Development Review
11. The building plan submittal shall show compliance with the Parking and Driveway
Standards. Standard size vehicles shall be able to access all parking spaces in one motion
and exit to the adjoining street in a forward motion in not more than two maneuvers.
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12. The building plan submittal and final site development/parking plan shall show compliance
with the California Building Code for access from the right-of-way, required landings at
doors, and the accessible space loading/unloading zone. The final plans may require
building, site, or parking modifications to eliminate the conflict between the
loading/unloading zone and accessible path/door landing areas.
13. The building plans shall show full compliance with the City's Floodplain Management
Regulations. All buildings and building service equipment shall be protected or elevated
to a minimum of 1' above the Base Flood Elevation (BFE). Additional freeboard to 2'
above the BFE is recommended to better protect the building and to provide for reductions
in Flood Insurance premiums. This project is located in a FEMA identified Repetitive Loss
area.
14. The building plan submittal shall include a final drainage report showing and noting
compliance with the Floodplain Management Regulations, Drainage Design Manual, Mid-
Higuera Plan, and the Post Construction Stormwater Regulations (PCR's). The Mid-
Higuera flood impact analysis strategy has generally been endorsed. The final Drainage
Design Manual compliance strategy and analysis for re -development shall include a
comparative analysis of displaced flood volumes between this project and the previously
entitled project. The analysis shall also include the pre. vs. post City HEC-RAS model
outputs for the existing developed site and proposed development to show compliance with
the elevation and velocity limits of the Drainage Design Manual.
15. The final drainage report, analysis, and exhibits shall evaluate all run-on from the
adjoining developed properties to the north and to the east. The analysis shall include any
site drainage and roof areas. The site development plan and analysis shall clarify how any
run-on will be accepted and conveyed to an approved outlet in a non -erosive manner. The
final building plan submittal shall provide a sized conveyance system between buildings
with limited or zero setbacks from the shared property line(s). The construction of the new
building in the shadow of the upstream buildings is recognized in the DDM and area plan
but a reasonable storm water conveyance path may be necessary.
16. The building plan submittal, drainage report, and PCR documentation shall be consistent.
The building plans may need to be amended to include pervious pavers in the parking
spaces per the preliminary report. The final report and PCR documentation shall be revised
to clarify that DG or other existing yard materials are not considered to be impervious. The
plans and report shall include compliance with Performance Requirement 2 if applicable.
The Post Construction Stormwater Regulation compliance documentation shall include an
Operation and Maintenance Manual and the recordation of a Private Stormwater
Conveyance Agreement.
17. The building plan submittal shall show and label the existing and proposed sidewalk width.
The sidewalk shall be a minimum of 8' in width to accommodate the proposed street tree
plantings in 4'x4' tree wells per City Engineering Standards. Any design exception or
transition to a parkway standard shall be approved by the Public Works Department.
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Fire
18. Final plans submitted for construction permits to complete this project shall depict a
NFPA 13 system required for mixed use buildings.
19. The fire sprinkler riser room shall have an exterior door for fire department access.
20. The Fire backflow device shall have a minimum of 3 feet of clearance around it, protected
from vehicular impact, and the Fire Department Connection shall be on a fire access road.
21. The electrical room shall have exterior door access and not require the fire department to
traverse through the building to shut off the power in an emergency, to the satisfaction of
the Fire Marshal.
22. Final plans submitted for construction permits to complete this project shall include the
wall rating opening percentage calculations and balcony setbacks must clearly be defined
on the plan submittal.
Transportation
23. Left turns exiting the site shall be restricted per the Access Management policy adopted in
our Engineering Standards as the new/modified driveway is within the functional area of
the adjacent signalized intersection.
Utilities
24. 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.
25. To be reused, any existing sewer laterals proposed to serve the project must pass a video
inspection per Chapter 13.08.395 of the City's Municipal Code, including repair or
replacement, as part of the project. The CCTV inspection shall be submitted during the
Building Permit Review Process to Matt LaFreniere, Permit Technician, Community
Development, Engineering Development Review for review and approval by the Utilities
Department prior to issuance of a Building Permit. Existing laterals that are not proposed
to be reused shall be abandoned at the City main consistent with City standards.
26. The project shall provide a video inspection of the existing sewer lateral, connecting to the
18-inch sewer main within Higuera Street, to be reused as part of the building permit
submittal.
27. Water service meter(s) shall be adequately sized to serve the project's proposed units.
Residential units shall be separately metered from the non-residential/commercial units.
28. Water meter configuration shall meet the City's Engineering Standards for meter
manifolds.
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29. Recycled water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 17.07.070.0 of the City's
Municipal Code. Recycled water is available through the City's Construction Water Permit
program.
30. Projects having landscape areas greater than 500 square feet shall provide a Maximum
Applied Water Allowance calculation as required by the Water Efficient Landscape
Standards; Chapter 17.87 of the City's Municipal Code.
31. Commercial and residential refuse services shall be separate unless a letter of agreement
between the tenants and a Conditional Exception Application from the City's Development
Standards for Solid Waste Services are provided to the City with the building permit
submittal.
32. 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.
33. The proposed trash room 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.
34. 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
Indemnification
35. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or
officers and employees from any claim, action or proceeding against the City or its agents,
officers or employees, to attack, set aside, void, or annul, in whole or in part, the City's
approval of this project. In the event that the City fails to promptly notify the Owner /
Applicant of any such claim, action or proceeding, or that the City fails to cooperate fully
in the defense of said claim, this condition shall thereafter be of no further force or effect.
SECTION 4. Code Compliance Notes. The following Code Compliance Notes are
provided as informational notes for this application:
1. Final plans submitted for construction permits to complete this project must depict on the
Site Plan ` EV-Ready" and ` EV-Capable" parking spaces, as described in Zoning
Regulations § 17.72.040 (A) for Parking for Electric Vehicles, to the satisfaction of the
Community Development Director.
2. Any Electric Vehicle Charging Stations provided must comply with the provisions of the
California Building Code for accessibility.
Upon motion of Commissioner Hopkins, seconded by Commissioner Kahn, and on the
following roll call vote:
Resolution No. PC-1025-20
207 Higuera St., ARCH-0090-2020
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AYES: Commissioners Hopkins, Kahn, Shoresman, Vice -Chair Jorgensen and
Chair Dandekar
NOES: None
ABSENT: Commissioners Quincey and Wulkan
The foregoing resolution was adopted this 14th day of October 2020.
Tyler Corey, Se ry
Planning Co ion