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HomeMy WebLinkAboutPC-1026-20 (USE-0203-2020 and ARCH-0073-2020 -- 1691 Fredericks St.)RESOLUTION NO. PC-1026-20 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING THE DEVELOPMENT OF A NEW TWO- STORY 23,951-SQUARE FOOT RESIDENTIAL CARE FACILITY WITH 35 PRIVATE ROOMS; PROJECT INCLUDES A REQUEST FOR A 15 PERCENT PARKING REDUCTION, A FENCE HEIGHT EXCEPTION TO ALLOW A FENCE AND RETAINING WALL COMBINED MAXIMUM HEIGHT OF 12 FEET WITHIN PORTIONS OF THE SIDE YARD, WHERE 9 FEET IS NORMALLY ALLOWED, AND AN INCREASE TO THE MAXIMUM FLOOR AREA RATIO TO 0.5 WHERE 0.4 IS NORMALLY ALLOWED. PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED OCTOBER 28, 2020 (1691 FREDERICKS STREET, ARCH-0073-2020 & USE-0203-2020) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a web based public hearing on August 3, 2020, recommending the Planning Commission find the project consistent with the Community Design Guidelines, pursuant to a proceeding instituted under ARCH-0073-2020, Tim Ronda, applicant; and WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web based public hearing on September 28, 2020, recommending the Planning Commission find the project consistent with the Tree Ordinance with identified directional items, pursuant to a proceeding instituted under ARCH-0073-2020, Tim Ronda, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web based public hearing on October 28, 2020, pursuant to a proceeding instituted under ARCH-0073- 2020, and USE-0203-2020, Tim Ronda, 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-0073-2020, USE-0203-2020), based on the following findings: 1. The project is consistent with the Housing Element Goal 8 (Special Housing Needs) because the project provides housing for those with special housing needs such as facilities for aging in place in locations where public transit is readily available and commercial services are accessible within half a mile. Resolution No. PC-1026-20 1691 Fredericks, ARCH-0073-2020 and USE-0203-2020 Page 2 2. As conditioned, the project is consistent with the Zoning Regulations for development in the low -density Residential zone, since the proposed building design complies with all applicable development standards and associated findings for the requested exceptions. The project is consistent and compatible with the development in the immediate vicinity. Minor Use Permit Findings 3. As conditioned, the establishment, maintenance, or operation of the proposed project will not, in the circumstances of this particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity of the proposed use, or detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City because the project has been designed to address noise, glare, and pedestrian traffic through the orientation of the building and internal pedestrian connections to the street and adjacent uses. The project is compatible and consistent with the mix of residential and non-residential uses (religious facilities) in the neighborhood. 4. As conditioned, the proposed project is consistent with the General Plan Housing Element for this location since the project proposes to construct a residential care facility that includes opportunity for housing for the elderly and residential uses that are consistent with activities envisioned by the Low Density Residential Land Use designation. 5. As conditioned, the project complies with all applicable provisions of the Zoning Regulations as described within the property development standards for the R-1 zone. The proposed uses are compatible with the project site and with existing and potential uses in the vicinity which include religious facilities, daycares, and residences. 6. As conditioned, the residential care facility is compatible at this location because the project is located in an area that has been developed with residential and complementary religious facility uses to the east and west. The project is compatible with existing and future land uses in the vicinity because the project has been designed to be oriented toward the rear of the lot and residential open space areas are located internal to the site. 7. The site is physically suitable in terms of public utilities, traffic generation, and public emergency vehicle access, because the proposed project is within an existing developed neighborhood that provides adequate utilities, vehicle parking, and site circulation. The site is adequate for the project in terms of size, configuration, topography, and other applicable features, and has appropriate access to public streets with adequate capacity to accommodate the quantity and type of traffic expected to be generated by the use. Development Review Findings 8. As conditioned, the project is consistent with the Community Design Guidelines for infill development because the architectural style is complementary to the surrounding neighborhood and is designed consistent with the prevailing building height and setback pattern of the neighborhood. Resolution No. PC-1026-20 1691 Fredericks, ARCH-0073-2020 and USE-0203-2020 Page 3 9. 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). 10. 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. 11. 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 designed in a manner that does not deprive reasonable solar access to adjacent properties. The project incorporates vertical and horizontal wall plan offsets, which provide a high - quality and aesthetically pleasing architectural design. Fence Height Exception Findings 12. As conditioned, the proposed 12-foot combined height for a fence and retaining wall along the north property line is acceptable because the fence provides adequate privacy and safety from the adjacent properties due to the grade differential. 13. As conditioned, the proposed fence's design, placement, and materials are consistent with the Community Design Guidelines because it is of the same quality as adjacent structures and fences throughout the neighborhood. 14. No public purpose is served by strict compliance with the City's fence height standards because the retaining walls will not create a visible or tangible obstruction between properties or the public right-of-way because the retaining walls are predominantly visible from within the project site toward the rear of the property that provides a tiered retaining wall with landscaping area between the two walls. 15. As conditioned, the fences will not have any sight distance impacts for vehicles entering and exiting properties since there is adequate clearance between the fence line and the entrances to the street. Floor Area Ratio Findings 16. The project has been designed to provide upper story step backs that exceed the required thresholds along the front fagade and second -story side setbacks that are at least three to five feet greater than the minimum required setback, qualifying for the greater FAR of 0.5 in accordance with Zoning Regulations 17.16.030. Parking Reduction Findings 17. As conditioned, the project qualifies for a 15 percent parking reduction in accordance with Zoning Regulations Section 17.72.050.0 and the Institute of Transportation Engineers Parking Demand, where the peak hours of use will not overlap or coincide to the degree Resolution No. PC-1026-20 1691 Fredericks, ARCH-0073-2020 and USE-0203-2020 Page 4 that peak demand for parking spaces from all uses or projects will be greater than the total supply of spaces. SECTION 2. Environmental Review. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it consists of the development of the project site consistent with policies and standards applicable to development within the residential zone, 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 project existing topography, size, and design, approval of the project will not result in any significant effects from proximity of Highway 101 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 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- 0073-2020 and USE-0203-2020). 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 Use Permit shall be reviewed by the Community Development Director for compliance with conditions of approval, or to determine whether a modification of the Use Permit is necessary upon significant change to the project description, approved plans, and other supporting documentation submitted with this application or in the event of a change in ownership which may result in deviation from the project description or approved plans. Minor changes to the description may be approved by the Community Development Director; substantial modifications shall require modification of the Use Permit. 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 Resolution No. PC-1026-20 1691 Fredericks, ARCH-0073-2020 and USE-0203-2020 Page 5 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. The property owners shall be responsible for maintaining and updating the current parking calculation for the residential and commercial components of the sites that share parking facilities upon the submittal of Planning and Building permits for tenant changes or improvements, and/or each business license, to ensure the site does not become under -parked. 6. Prior to building permit issuance, all affected parties must record a Shared Parking Agreement governing the shared parking to be operated on a nonexclusive basis, to be available to the public for shared use, to the satisfaction of the Community Development Director. 7. 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 or other area for the storage of long-term bicycle spaces. 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. 8. Plans submitted for a building permit shall clearly depict the location of all required electric vehicle (EV) ready and EV capable parking required for 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. 9. 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. 10. 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 11. 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 Resolution No. PC-1026-20 1691 Fredericks, ARCH-0073-2020 and USE-0203-2020 Page 6 other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. 12. 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. 13. Plans submitted for a building permit shall provide a revised tree re -planting plan that replaces the London Plane trees along the parking lot with Chinese Pistashe, replaces the Chinese Pistashe along the driveway with Tristania or Crape Myrtle, and all London Planes shall be accommodated with larger planting areas, subject to the satisfaction of the City Arborist and Public Works Director. 14. Plans submitted for a building permit shall provide specific attention to the selection of tree species to maximize screening along the North and South property lines to preserve privacy of the adjacent residential uses and screen views of Highway 101, subject to approval by the Community Development Director. 15. 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 in the Wall Height Exception attached to the staff report dated October 28, 2020. Walls and fences should remain as low as possible, long expanses of fence or wall surfaces shall be offset and architecturally designed to prevent monotony. 16. 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. 17. Any new proposed signage shall be reviewed by the Planning Division to ensure appropriateness for the site and compliance with the Sign Regulations. Signage shall coordinate with building architecture and the type of land use. The Director may refer signage to the ARC if it seems excessive or out of character with the project. Resolution No. PC-1026-20 1691 Fredericks, ARCH-0073-2020 and USE-0203-2020 Page 7 Engineering Division — Public Works/Community Development 18. The existing lot line shall be adjusted or merged prior to building permit issuance unless all code requirements, access, parking, and easements can be established for the existing underlying property line to remain. 19. The building plan submittal shall show and label all existing and adjusted property lines for reference. The plan shall show and label all existing and proposed easements and easement reservations for reference. The disposition of all public or private easements or easement reservations shall be resolved prior to building permit issuance. 20. Encroachment into the existing public drainage easement from the abandoned Turner Ave. is recognized as a development option. The applicant shall verify that the easement has not been developed with drainage facilities or has been used for public or private drainage purposes. The easement may be abandoned by the appropriate process or quit -claim deed if supported by the City. Otherwise, the designed site improvements may need to honor and or support any existing or future drainage improvements. 21. The existing driveway approach off of Fredericks Street shall be upgraded to comply with City Standards. Current City and ADA standards require a 4' level sidewalk extension behind the driveway approach or the construction of an alternate alley/street type entrance. If an alternate entrance is proposed or required, the drainage capacity of the curb and gutter shall be evaluated and shall be shown to comply with the City's Drainage Design Manual. 22. The building plan submittal shall include a complete grading and drainage plan and drainage report. The plan and report shall consider any run-on from the adjoining upslope properties. The plan and report shall show how any drainage from the upslope watershed(s) will be accepted, conveyed, and discharged to an approved outlet in a non -erosive manner. 23. The plans and project drainage report shall show and note compliance with the Drainage Design Manual and Post Construction Stormwater Regulations. Depending upon the pre vs post run-off, increased drainage discharges to the Cal Trans right-of-way may require the written review and approval from Cal Trans. 24. If applicable, an Operation and Maintenance Manual and recorded maintenance agreement will be required in conjunction with the building permit process. 25. The existing drainage system and conveyance from the existing impervious parking surfaces shall be evaluated for any upgrades as a condition of the building permit. The applicant or underlying owner shall repair or maintain any areas where the drainage infrastructure or outlet(s) to the Cal Trans right-of-way have failed prior to or as a condition of the building permit. 26. The building plan submittal shall include a complete site utility plan showing all existing and proposed site utilities. The applicant shall verify that a gravity sewer is available to the sewer main located in Fredericks or to the existing point of connection. All wire services shall be underground to the new building. The underground services shall be achieved without a net Resolution No. PC-1026-20 1691 Fredericks, ARCH-0073-2020 and USE-0203-2020 Page 8 increase in utility poles unless specifically approved by the Community Development Department. 27. The building plan submittal shall show and note compliance with the parking and driveway standards. The paving material for the motorcycle parking and solid waste dumpster truck apron shall be concrete or other approved material. 28. The solid waste facility shall be approved to the satisfaction of the Planning Division, Utilities Department, and San Luis Garbage Company. The enclosure area shall be drained to a suitable outlet to provide for water quality treatment and to control any point source pollution in accordance with the City Engineering Standards. 29. The building plan submittal shall verify consistency between the architectural site plan, civil plans, and landscape plans. 30. OSHA Permits, if required for the building construction height and/or excavation depth shall be presented to the Building Division prior to building permit issuance. 31. Excavations along property lines with existing improvements shall be reviewed and approved by the project soils engineer regarding the sub -adjacent excavations and slope stability. Otherwise, the applicant shall provide any required notifications or improvements in accordance with the California Building Code and prevailing statutes. 32. The City supports the proposed tree removals with compensatory tree plantings to the approval of the City Arborist. 33. The building plan submittal shall show all existing trees, their diameter, species, and disposition. The plan shall include any off -site trees that may be impacted by the proposed overhead or underground construction and utility improvements. Trees to remain may require a tree preservation plan to be approved to the satisfaction of the Planning Division and Public Works Department. Utilities Department 34. The construction plans for sewer and water services shall be in accordance with the engineering design standards in effect at the time the building permit is approved. 35. In order to be reused, any existing sewer laterals proposed to serve the project must pass a video inspection, including repair or replacement, as part of the project. The CCTV 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. 36. Provide calculations for the proposed sewer generations based on Section 7 of the City's 2018 Engineering Design Standards. 37. The project includes food preparation, therefore, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the Resolution No. PC-1026-20 1691 Fredericks, ARCH-0073-2020 and USE-0203-2020 Page 9 design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 38. Building permit submittal shall clarify size of existing and proposed water services and water meters for the project, including fire service. 39. 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; and per the calculator in Chapter 17.70.220 of the City's Municipal Code. 40. The building permit submittal shall include solid waste services that follow the City's Development Standards for Solid Waste. 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 the defense against an Indemnified Claim. On motion by Commissioner Quincey, seconded by Commissioner Shoresman, and on the following roll call vote: AYES: Commissioners Hopkins, Quincey, Shoresman, Wulkan, Vice -Chair Jorgensen and Chair Dandekar NOES: None REFRAIN: None ABSENT: None The foregoing resolution was passed and adopted this 28th day of October, 2020. Tyler Core _, cretary Planning den4mission