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HomeMy WebLinkAbout01-13-14ARCHITECTURAL REVIEW COMMISSION AGENDA Council Hearing Room City Hall - 990 Palm Street San Luis Obispo, CA 93401 January 13, 2014 Monday 5:00 p.m. ROLL CALL: Commrs. Ken Curtis, Suzan Ehdaie, Steven Hopkins, Anthony Palazzo, 1 Position Vacant, Vice -Chair Greg Wynn, and Chairperson Michelle McCovey-Good ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. PUBLIC COMMENT: At this time, people may address the Commission about items not on the agenda. Persons wishing to speak should come forward and state their name and city of residence. Comments are limited to five minutes per person. Items raised at this time are generally referred to the staff and, if action by the Commission is necessary, may be scheduled for a future meeting. PUBLIC HEARINGS: NOTE: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. Any decision of the Architectural Review Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the Community Development Department, City Clerk's office, or on the City's website (www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal documentation. 1. 215 Bridge Street. ARC 122-13; Review of modifications to previously -approved project with eight work/live units and 19 residential units; M-PD and R-2-PD zones; Garden Street Holdings, LLC, applicant. (Brian Leveille) COMMENT & DISCUSSION: 2. Staff a. Agenda Forecast 3. Commission ADJOURNMENT Presenting Planner: Brian Leveille city of Meeting Date: January 13, 2014 ■ sc�n 1u i s o�f I Spo Item Number: 1 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of revisions to previously approved project with commercial work/live and residential components. PROJECT ADDRESS: 215 Bridge Street BY: Brian Leveille, Associate Planner (781-7166) Dd/ E-mail: bleveille@slocity.org FILE NUMBER: ARC 122-13 FROM: Pam Ricci, Senior PlannerFR_ RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which grants final approval to the project, based on findings, and subject to conditions. SITE DATA Applicant Garden Street Holdings, LLC Representative George Garcia, AIA Zoning R-2-PD & M-PD (Medium - Density Residential and Manufacturing with Planned Development Overlay) General Plan Medium -Density Residential and Services and Manufacturing Site Area M (.48 acres) & R-2 (2.19 acres) Environmental Mitigated Negative Declaration Status was adopted by City Council on December 7, 2004. SUMMARY In August, 2005, the Architectural Review Commission granted final project design approval for a commercial and residential Planned Development project with up to 19 residential units (three lots contained secondary dwelling units) and eight work/live units. On December 7, 2004, the City Council approved Vesting Tentative Map 2560 and a Planned Development overlay zoning which accommodated project development (Attachment 5, August 1, 2005 ARC Staff Report & previously approved project plans). The previous architectural review approval has expired and the applicant has submitted revised plans with modifications from the previous ARC approved project. The revised project is in substantial conformance to the previous lot layout, circulation pattern, and remains consistent with findings for approval and conditions of the Planned Development overlay approved for the site (Attachment 6, Ordinance No. 1467 (2005 Series) & Resolution No. 9637). The applicant is seeking final approval from the ARC of the revised project design plans. ARC 122-13; 215 Bridge Street Page 2 1.0 COMMISSION'S PURVIEW The ARC's role is to review the project in terms of its consistency with the Community Design Guidelines (CDG). 2.0 PROJECT SITE INFORMATION The subject property is a flag lot site that is 2.67 acres in size. The narrow portion of the flag lot includes a small bridge spanning a narrow creek channel and approaches from Bridge Street. The property is currently developed with a single-family residence. The topography of the site is primarily flat and increases in slope where the project site adjoins the City open space next to the South Street hills. 2.1 Site Information/Setting Site Size 2.67 acres (.48 acres in M-PD zone) & (2.19 acres in R-2-PD zone) Present Use & Development Single-family residence Topography Generally flat with increasing slopes approaching the C-OS zone. Current vehicle access Driveway at flag portion of the lot from Bridge Street. Surrounding Use/Zoning North: Vacant property zoned Manufacturing, and service commercial and manufacturing uses zoned C-S-PD and M across Bridge Street. South: Open space, zoned C/OS-5 East: Open space zoned C/OS-40, and single-family residences zoned R-2. West: Manufacturing, zoned M, and open space zoned (C/OS-5). 3.0 PROJECT DESCRIPTION The project proposal includes eight work/live units on the flag portion of the site zoned M-PD, and 18 residential units are proposed in areas zoned R-2-PD (Attachment 4, reduced scale project plans). Consistent with previous approvals, access is from a 20-foot wide private access road and a new clear span bridge over the existing creek. The private access way leads to a cul-de-sac approximately at the center of the parcel. Each of the units is provided with private garages. Permeable pavement is proposed for all driveway spaces and guest parking. The project will provide improved pedestrian access to City open space and will include a pedestrian access easement through the project site. The architectural style is a modern design which is similar to the previously approved project. The layout and orientation of the building designs are intended to create energy efficient spaces and foster sustainability (Attachment 3, sustainable features summary). ARC 122-13; 215 Bridge Street Page 3 4.0 EVALUATION Community Design Guidelines 4.1 Work/live units Two separate buildings each with four work/live units are proposed on Lot 1. Building "A" and Building "B" are similar with four units total. Each work live unit contains a garage and carport space at grade with two units on the second and third floors. The previously approved tentative parcel map will provide for ownership of each of the work/live units. Staff Anal sis: The architectural design of the work/live units is well articulated' and the use of the corrugated metal siding provides a finish complementary to the Bailey Bridge Building. The work/live units are appropriate in scale and provide a transition to the more residential character in the balance of the project. The architectural character of the work/live buildings complements the commercial context of its settin� and is also compatible with the modern architectural style of the residential units in the project . 4.2 Residential Units There are three types of residential units included in the proposed project designated in plans as units A, B, & C. Unit type "A" is a two-story floor plan with three bedrooms and 1,954 square feet (plan sheet ARC-7). This unit type is planned for lots 2-9. Unit type `B" is three levels including the first floor garage and entry. Unit type "B" includes two -bedrooms, is 1,516 square feet in size, and is designated on lots 11-13 & lots 17-19 (plan sheet ARC-8). Unit type "C" is designated for lots 10, 14, 15, & 16, and includes two floor plans with a "granny unit" option. One of the type "C" floor plans includes four bedrooms with a den/media room which can also be used as an optional 51h bedroom. The "granny unit" option includes three bedrooms and a Community Design Guidelines Chapter 3.1.BA. Form and Mass. Express articulation to provide human scale and proportion. Community Design Guidelines Chapter 3.1.A.1. Demonstrate design sensitivity to the surrounding area. 3 Community Design Guidelines Chapter 3.2. Buildings should maintain their own identity but also find elements of compatibility with surrounding buildings. ARC 122-13; 215 Bridge Street Page 4 lower level studio unit. Both floor plan options are two stories in height and 2,328 square feet (plan sheet ARC-9). All three plan types are a modern architectural style and use similar materials with wood siding, smooth plaster, metal handrails with cables, anodized aluminum windows and doors, split face CMU, and aluminum roll up doors with diffused lights. Staff Analysis: As discussed in the previous architectural review report (Attachment 5), the project site creates its own neighborhood and is not located immediately adjacent to existing residential development on Exposition Drive. The project site is not constrained by a particular design theme of existing development and is not within a historic district. The project successfully introduces a new architectural design theme to the area that is appropriate for the site and does not detract or conflict with adjacent development. All three plans also include significant horizontal and vertical articulation with offsets, overhangs, and changes in materials and colors. 5.0 PROPERTY DEVELOPMENT STANDARDS Staff Analysis: The project was approved with the PD overlay zoning which grants flexibility from standard property development standards. The approved tentative map and PD approved the general site and lot configuration and approximate areas of development on the parcel. The ARC has discretion over the final design of the structures including minor adjustments to footprints and lots. As proposed, the project complies with the underlying density allowed for the project site and conforms to requirements such as height, parking, coverage, etc. 4 Community Design Guidelines Chapter 1.2. A Note on Innovation. The City encourages creativity and innovation in architectural design and has no intention that all new development look the same. ARC 122-13; 215 Bridge Street Page 5 6.0 ENVIRONMENTAL REVIEW A Mitigated Negative Declaration (ER 64-03) was adopted for the project when the site was rezoned in 2004. The redesigned project conforms to previously approved development limit lines and findings for approval when the mitigated negative declaration was adopted along with project approvals. Staff has identified no modifications to previous approvals which would require additional environmental review. All mitigation measures from the previous approval will continue to apply to the project and are incorporated into conditions of approval. 7.0 OTHER DEPARTMENT COMMENTS The requirements of the other departments are reflected in the attached draft resolution as conditions of approval. 8.0 ALTERNATIVES 8.1. Continue the project with direction to the applicant and staff on pertinent issues. 8.2. Deny the project based on findings of inconsistency with the Community Design Guidelines. 9.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Sustainable features summary 4. Reduced scale project plans, current submittal 5. ARC staff report, August 1, 2005 & previously approved plans 6. Ordinance No. 1467 (2005 Series) & Resolution No. 9637 (2004 Series) Included in Commission member portfolio: project plans Attachment 1 RESOLUTION NO. ####-14 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION GRANTING ARCHITECTURAL REVIEW APPROVAL FOR A WORK/LIVE AND RESIDENTIAL PROJECT AT 215 BRIDGE STREET (R-2-PD & M-PD ZONES; ARC 122-13) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing for the purpose of considering project plans for final approval in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California, on January 13, 2014, pursuant to an application filed by Garden Street Holdings, LLC, applicant, for the purpose of considering ARC 122-13, a proposal to construct eight work/live units and 18 residential units at 215 Bridge Street; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the Architectural Review 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 the staff at said hearings. NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARC 122-13), based on the following findings: 1. The project's design is compatible with surrounding development and will be consistent with the City's Community Design Guidelines for residential projects and commercial and industrial projects. 2. The project will not be detrimental to the health, safety, or welfare of those working or residing in the vicinity since the proposed project is consistent with the site's R-2-PD and M-PD Zoning designations, and will be subject to conformance with all applicable building, fire, and safety codes. 3. The project is consistent with the City Council's rezoning and PD overlay approval approved for the site pursuant to application GP/R/ER 64-03 since the revised project is consistent with findings and conditions of the Council approved rezone and Planned Development overlay and all mitigation measures will continue to apply to the project. 4. The Mitigated Negative Declaration for the project (GPR 64-03) adequately identifies and evaluates the potential impacts associated with this project and where impacts are potentially significant, mitigation measures are provided to reduce these impacts to less than significant levels. Resolution No. ARC-####-14 215 Bridge Street, ARC 122-13 Page 2 SECTION 2. Action. The Architectural Review Commission hereby grants final approval to the project with incorporation of the following conditions: 1. Final project design and construction drawings shall be in substantial compliance with the project plans as amended and approved by the ARC. A separate full-size sheet shall be included in working drawings submitted for a building permit that list all conditions, and code requirements of project approval as Sheet No. 2. Reference should 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. Significant changes to the exterior building design to respond to potential structural and/or exiting issues shall return to the ARC for review and approval. 2. The color board for the project presented at the meeting was supported by the Architectural Review Commission. Plans shall clearly note that all plaster surfaces are not a sprayed -on product and have a smooth troweled finish. A sample of the finish shall be submitted prior to issuance of a building permit. Any modifications to the approved palette shall be reviewed and approved by the Community Development Director prior to issuance of a building permit. Building colors, materials, and all exterior details shall be shown on the building elevations approved as part of working drawings. 3. The locations of 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 shall be separately submitted for the project file of the proposed lighting fixtures. The selected fixture(s) shall be shielded to insure 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. Details of all exterior light fixtures, including any service area lights, need to be included as part of plans. A note shall be included on plans that "Lenses of exterior wall -mounted lights may be modified or shielding devices added after installation if the Community Development Director determines that they emit excessive glare." 4. The existing driveway approach shall be abandoned in favor of curb, gutter, and sidewalk per City Engineering Standards. The building plan submittal shall show and label the adjoining metered parking spaces and shall show additional metered parking in the area of the abandoned approach. The plan may require the relocation of one or more spaces and meters to provide a complying parallel parking layout. 5. Permeable paving systems such as turf block shall be utilized for portions of the driveway area within the residential portion of the project as shown on plans. 6. The project shall at all times conform to mitigation measures in ER 64-03 and associated Tract approval TR 64-03. Resolution No. ARC-####-14 215 Bridge Street, ARC 122-13 Page 3 7. The building plan submittal shall include a complete site utility plan. The plan shall show all existing and proposed utilities along with all utility company meters. The plan shall show the location of the existing utilities located within the public right-of-way for reference. S. 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 project's landscape and irrigation plans need to be in compliance with the City's Municipal Code Chapter 17.87 and Engineering Standards. The requirements can be found online at: http://www.slocity.org/utilities/download/engstandardsnewland.pdf . 9. Prior to occupancy, the project's inclusionary housing requirement shall be met in accordance with SLOW 17.91.040. At the time of building permit submittal, the final method of meeting the inclusionary housing requirement in either the payment of in -lieu fees or dedication of a residential unit shall be identified. The final affordable housing plan and any associated agreements shall be executed prior to building permit issuance. If the applicant proposes to pay in -lieu fees, these fees shall be paid to the City prior to occupancy of the first building in the project. 10. The site shall be maintained in a neat and orderly manner at all times. All landscaping shall be maintained in accordance with the approved landscape plan. 11. All backflow prevention devices and double check assembly valves shall be located inside the building or screened with a combination of structure and landscaping to the satisfaction of the Community Development Director and the City Fire Marshall. 12. WILDLAND FUELS MITIGATION: Provide a minimum of 100 feet of "survivable space" between homes and untreated wildland fuels. The first 30 feet (lean, green and clean zone) can be accomplished on each lot. The remaining 70 feet can be accomplished by a combination of annual fuel management, and installation of irrigated landscape. 13. A biological open space easement for the brambles area shall be recorded prior to issuance of building permits to the satisfaction of the City Natural Resources Manager. Resolution No. ARC-####-14 215 Bridge Street, ARC 122-13 Page 4 On motion by Commissioner , seconded by Commissioner , and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 13th day of January 2014. Pam Ricci, Secretary Architectural Review Commission R Attachment 2 w rka M BRIDGE CIQS-5 CIOS-40 aim, a ww" % CIOS-40-SPI CIOS-40-SP VICINITY MAP File No. 122=13 215 Bridqe 161 Attachment 3 Sustainable Project Features design philosophy The goal of this mixed -use subdivision is to create a local neighborhood based on the principles of permanent culture or `permaculture', adopting an attitude of holistic design sensitivity to the entire site. The proposal is to gently place structures on the land, thereby respecting existing vegetation and habitats. A successful design solution should result in a self -managed system which addresses` both site and structure. t= ; . 4.. `° .. -J ., To that end, this mixed use commercial and residential project will be harmoniously integrated into the natural setting in =w a way that supports a • w r ,r healthy, small or "micro" '..r;,� -�•, community. The mixed- ` use neighborhood is of a size in which people are } able to know and be known by others, and where each member feels they are able to influence the community's direction. The variety of commercial and housing options provides inherent diversity within the project itself. Elements of the project will include: - Commercial/ Work/ Live Units - Residential units - Potential Rental Income or "Granny" units - Leisure Outdoor Activities Social I Community Lifestyles Building design features will include: • Non -toxic sustainable building materials and finishes • Solar orientation for light and environmental control • Maximum daylighting to minimize reliance on power • Design and construction for longevity • Whole -systems approach in building design, siting and landscaping • Integration of optional renewable solar energy sources and technologies Wherever possible, the proposed units will rest on indigenous native landscaping resembling the original site and the surrounding hills. The physical placement of the housing units will create a common space for a community recreation area, and will include centrally located appurtenances such mailboxes and a common trash collection area that encourages residents to interact on a daily basis. In addition, porous pavers and decomposed granite will be used on vehicular driveway and pedestrian walking surfaces to allow greater percolation into the water table, and greater sensitivity to the original drainage patterns of the site. Tract 2560 I Phase I I AFDC: lt€ Oce iar One of the crucial site design issues for this development is maintaining the historical natural flow of stormwater from the surrounding hills through the site. In order to provide enhanced an -site stormwater management and erosion control, this proposal will capture and channel rainfall as it comes through the existing topography via a) rock gabion catchment system, and b) contour swales. These features address the permaculture principle of water catchment and soil fertility as early in the water migration cycle as possible. Due to the presence of existing dense serpentine rock at a shallow level on the site, rainwater historically sheet flows through the site rather than percolating down into the soil. This problem is addressed via installation of vegetated infiltration contour swales, and would act to harvest seasonal sheet flow of rainfall by slowly infiltrating and recharging groundwater down slope, thus retaining moisture in the landscape much longer. This concept is known as pattern application' in permaculture. More than an aesthetic caprice, these landscaped contours will now passively direct storm water flow and nutrient dispersal with maximum efficiency via gravity. Supplemental drip irrigation system will be laid on these level horizons where flow will not be interrupted by elevations, in order to maintain healthy vegetation during summer seasons. The design team has also utilized the permaculture principle of `edge effect', by retaining the existing vegetation of brambles in the existing wildlife corridor. This existing dense brambles thicket forms a green corridor for wildlife to live, as well as a physical and visual boundary to the northern edge of the site. An `edge' is an interface between two mediums; in this case between new structures and the neighboring property to the north. Diversity, productivity and concentrated soils nutrients will be enhanced at these project edges. U ,tract 256 I Phase 11 ARC Application sustainable site features summary Enhanced On -Site Stormwater Management • Erosion control via gabion and vegetated contour swales allows stormwater to slowly migrate through the site and into the existing creek • Retention of existing brambles drainage area and associated wildlife • Gently -sloped infiltration swales allow for gradual percolation of rain water throughout the site for natural recharging of subsurface groundwater • Retention basin areas supplemented with below -grade "Rain -Store" stormwater retention system for enhanced stormwater management • Use of alternate pervious paving materials for driveways and walkways allow for additional on -site soil percolation Eco-Sensitive Landscaping • Proposed plant materials are well -adapted to local site conditions, including resistance to wind effects and drought tolerance • Small, centrally located community recreation area reduces need for traditional water -intensive private lawn areas • Over 90%fl of total site landscape area designed to use low-water plant materials; lawn area limited to 3%Q of total landscape area and is communally located for informal recreational common use • Water needs of proposed plant palette have been evaluated utilizing the WUCOLS Project (Water Use Classification of Landscape Species) prepared by the University of California Cooperative extension (February 1992). All plant materials proposed have been selected for low to moderate water needs for this specific climate (Region 1 North—Central Coastal) • Proposed plant materials minimize need of pesticides, herbicides, and fertilizers, and also to minimize need for pruning to reduce overall yard waste • Plant materials shall be grouped into distinct native and drought -tolerant hydro -zones utilizing plants with similar water needs • Irrigation system shall be a fully automatic underground system utilizing low - precipitation spray heads, bubblers, or drip emitters, or a combination thereof Tract 25601 Phase 11 ARC; Application Building Plan Layout & Orientation • Main interior living spaces designed in an open, loft -like, modern floor plan • Interior Living areas have access to daylight via extensive windows, clerestories and/or skylights • Outdoor living patios and decks extend the livability of the house • Enhanced day -lighting reduce energy useage throughout the day Shading and Overhangs • Horizontal solar trellis, canopy and/or roof overhangs on southern exposures • Minimized glazing on west exposures Passive Summer Cooling • Strategically located operable windows opened at night and closed during day encourages passive cooling • East -west orientation of homes minimizes west sun heat gain • Thru-house ventilation incorporating both high and low operable windows to remove hot air via the Venturi effect Passive Solar Heating • Normal building materials such as concrete floors and cement plaster walls provide thermal mass • Window and building orientation allows winter sun to heat interior spaces • Thermal mass re -radiates absorbed heat to keep the units warm at night Energy Efficiency / Alternative Energy • Optional PV panels generate enough electricity for average house (20 kw/day) • Grid -tied PV systems to utility company for access to additional power and approximately zero net utility bill Cool Roof • Reflective PVC and standing seam metal roof finishes reduce air temperatures surrounding building, minimizing heat island effect • Decreased costs on long term roofing maintenance and replacement Rainwater Management • Puts storm water back into local water table • Reduces load on public storm drain system Green Construction Materials • A'healthy home' with minimized out -gassing or toxins from building materials • Detail elements and finish materials are "timeless" and will age and mature gracefully Neighborhood Context • Commercial lofts designed to reflect the existing Bailey Bridge building aesthetic found along Bridge Street • Size of housing units consistent with adjacent single-family neighborhoods Energy Savings + Waste Reduction Summary • Passive solar heating and cooling technology • Tankless water heaters used ❑n all residential and commercial units • ❑ptional use of efficient photovoltaic electric panels • Reduced water usage via high efficiency plumbing fixtures • Expanded use of LED lighting throughout Tract 25601 Phase 11 ARC Application mug Attachment 4 go T Cn AR g I M ............. 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LJ, L, 0�'cl i y 0 I - / u }!£ ; �- |� . ■ ƒ« »A 3 \ {];a/\\)2 !- ,!ism \ Im c EL 0 a z�? 7 'lylJ ry 0 m Lit r " Z �. � ��nN� i� wN b� ':1 i'. � • Sl�{;[�JFFI � &]e�i -i F Attachment 5 CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT ITEM # I BY: Philip Dunsmore, Associate Planner (781-7522) MEETING DATE: August 1, 2005 FROM: Pam Ricci, Senior Planner FILE NUMBER: ARC 64-03 PROJECT ADDRESS: 215 Bridge Street SUBJECT: Final architectural review of elevations and site plans for the residential and commercial Planned Development known as the Bridge Street Neighborhood. SUMMARY RECOMMENDATION Grant final approval to the project design based on findings, and subject to conditions and code requirements. BACKGROUND Situation This item has been continued from the July 181h hearing due to a notification error. A General Plan Amendment, subdivision map, and Planned Development zoning was approved by City Council on December 7, 2004 for the residential and commercial development known as the Bridge Street project (see Attachments 4, 5 and 6). The approval includes a 17-lot Planned Development on a 7.73-acre parcel at the base of the South Street Hills. The zoning is now Medium -Density Residential -Planned Development (R-2-PD) for the residential portion of the site near the base of the hills, and Manufacturing Planned Development (M-PD) for the narrow portion of the site nearest Bridge Street. The plans include 16 residential lots with 19 residential units (three lots have proposed secondary dwelling units) and a separate commercial lot with two commercial buildings and a combined potential for 8 separate commercial spaces. Project entitlements include a creek setback exception for a new "clear span" bridge and a 10% parking reduction. Project conditions require final approval of the project design by the ARC. The project was initially reviewed by the ARC on April 19, 2004, no significant site plan or architectural changes have occurred since that time. Data Summary Address: 215 Bridge Street Applicant: Bridge Street Corporation Representative: George Garcia Zoning: Manufacturing and Open Space General Plan: Services and Manufacturing and Open Space Environmental Status: A Mitigated Negative Declaration was adopted by the City Council on December 7, 2004 (see Attachment 4 for mitigation measures). ARC 64-03 Page 2 Site Description The subject parcel is a 7.73-acre flag lot site with the narrow portion of the lot adjoining Bridge Street. The General Plan and Zoning designation on the property is Manufacturing Planned Development for lot 1, R-2-PD for lots 2 through 17, and Conservation Open Space for the remainder parcel on the hillside above the 190-foot elevation contour. The property contains two residences accessible from a narrow, paved driveway. The rear of the property, behind the proposed development site, slopes up in a southward direction with slopes ranging from 20 to 25% and greater. The proposed development site on the property lies within a gently sloping area at the base of steeper slopes hillside. It is bordered to the west by the Bailey Bridge Building and to the south by an open space area known as the "South Street Hills". The east side of the property borders City Open Space property that adjoins the South Street Hills, while an existing R-2 residential subdivision is located to the north east of the property. A seasonal creek intersects the lower portion of the property adjacent to Bridge Street. A narrow bridge over the creek allows vehicular access to the two existing residences on this property. Project Description The approved subdivision and PD allows for a 17-lot subdivision with a development plan that includes a new 20-foot wide private access road and a new clear span bridge over the existing creek to provide access to the new neighborhood. The design theme relies upon unique architecture that is guided by sustainable building design. Solar orientation, opportunities for photovoltaic installation, and other innovative construction techniques are built into the design. Exterior finish is dominated by smooth plaster, with contemporary shaped windows, inverted roofs, and translucent wall panels completing the modern design theme. The overall site layout consists of the following: Lot 1: A 24,195 square foot lot with two commercial buildings totaling 9,613 square feet. 26 parking spaces are distributed below the units and along the west property boundary. A total of eight commercial units have been proposed. The approved tentative parcel map provides for ownership condominiums for each of the commercial tenant spaces on lot 1. Lots 2-17: These lots would contain a mixture of one -two -and three -bedroom dwellings and one four -bedroom dwelling unit (Lot 17). Three of the units would contain built in secondary dwelling units to provide for extended family or rental housing. A total of 16 independent ownership -housing units will be provided in addition to 3 secondary dwelling units for a total of 19 dwelling units. Remainder lot: The remainder lot on the hillside will continue to remain in open space and the single family residence currently owned by John Semen will remain on the site. There are no plans for additional improvements within the open space area, with the exception of some tree plantings and drainage interceptors within the swale area, south of the residential units. ARC 64-03 Page 3 EVALUATION 1. General Plan Analysis The design of the project is intended to meet a variety of General Plan Land Use policies as well as respond to the Housing Element goals to provide lower -cost and energy efficient housing. The project includes alternative construction approaches for energy conservation as well as some affordable housing units. Both energy conservation and housing supply are desirable features that are repeatedly mentioned throughout the General Plan. A complete General Plan analysis was developed for the City Council review of this project, a copy of which has been attached. 2. Previous Review The project was conceptually reviewed by the ARC on April 19, 2004. At that time, only conceptual site plans and elevations were available. Although the final project design has not been significantly modified from the conceptual review, there are now complete project details provided, allowing for a more comprehensive analysis of the project. At the conceptual review hearing, the following comments (in italics) were generated by the ARC (each is followed by a staff response): 1. Return to the ARC with a complete detail of the east elevation of the commercial buildings. The east elevation should have sufficient articulation such as relief, fire rated windows and other design embellishments as appropriate. Staff response: Complete floor plans, elevations and details have now been provided for all of the units, including the commercial buildings. Staff was originally concerned that the proposed 0-foot setback of the building would reduce the ability for articulation, openings and other design opportunities. The proposed plan provides for a combination of three different building materials (smooth plaster, galvanized sheet metal, and masonry block) combined with an interesting roof plane and a recess with window openings. Staff finds that the design accomplishes the goals to provide adequate articulation, in response to staff s original concerns. 2. The use of muted tones of color is appropriate for the buildings. Staff response: Public testimony at the conceptual review hearing noted objection to the use of a variety of bright colors. The ARC discussed the use of color and found that a variety of muted colors is appropriate for the project. The applicant's proposed design provides for primarily white or off-white stucco for the primary building color, with other colors proposed for some wall planes to highlight the articulation of each building. A revised color board has not been submitted; however staffs recommended conditions for project approval address the proposed building colors. 3. Parking within the creek setback could be considered if appropriate permeable surfacing is used. ARC 64-03 Page 4 Staff response: A creek setback exception was approved for the project by City Council. The basis for the exception is to allow the replacement of the vehicular bridge and for driveway and site improvements within the setback area. An exception to allow vehicle parking in the creek setback was not granted and is not necessary for the project. However, that original driveway concept was to be constructed of a permeable paving system such as turf block. The latest plans label the driveway as "paving". A condition requires permeable paving such as turf block or other paving systems to be incorporated into portions of the driveway area for the residential project. 4. Location of backflow preventers should be integrated into the plans and not become an afterthought of the landscape plan. Staff response: The location of required utility features such as the backflow preventers and other water service plumbing has not been identified on the plans at this time. Instead, staff has formulated Condition No. 2 to accommodate the required plumbing structures. This would primarily apply to the commercial parcels. The ARC may wish to provide direction on suitable locations for equipment on these sites. S. Development limit line as proposed is acceptable at this site considering adjacent neighborhood and site characteristics. Staff response: This item was intended as direction to Council prior to adoption of the PD and approval of the subdivision map. A development limit line at the 190 foot contour interval has been approved by the City Council and the ARC does not need to discuss this issue. 6. Utilize gridlines, shadow, and articulation on all of the buildings to add to the design as appropriate. Staff response: Current plans identify a satisfactory degree of articulation, both in walls and roof planes, in order to highlight the designs of the relatively small structures. 3. Community Design Guidelines Commercial component The commercial component of the project has developed into an innovative and articulated design that will provide 8 tenant spaces and covered parking while still allowing for a driveway and parallel parking on a fairly narrow lot. Although there are many guidelines that should be considered in the review of the design, the following items are particularly noteworthy: Community Design Guidelines Chapter 3 - Commercial & Industrial Design C. Site planning. 1. Consider neighboring development. Each development proposal should demonstrate consideration for the existing conditions on and off the site... 2. Building and parking location. ARC 64-03 Page 5 b. The orientation of buildings should respond to the pedestrian or vehicular nature of the street. d. Scenic views and natural features around the site, and a site's location on a scenic route should be considered early in project design. h. The location of opera space areas should be accessible from the majority of structures, and should be oriented to take advantage of sun or shade, and offer wind protection, as appropriate. West Elevation of Commercial Buildings Staff response: The design responds to the Community Design Guidelines by responding to neighboring development (Bailey Bridge Bldg.) in its design and use of materials. Residential Project The interior of the site will contain a variety of residential lots surrounding a private cul-de- sac street. Many of the structures will be clustered and attached to save space and maximize the open area of the site while providing for sufficient parking and access. In response to the sloping site, the structures will generally conform to the natural topography thereby minimizing grading. The finish floor elevations and the existing contours are shown on the site plan. The residential lots have been approved with the PD and subdivision map by the City Council, however the design of the units should be analyzed for consistency with the Community Design Guidelines. The buildings incorporate a sustainable, cost-effective design approach with a stucco exterior with extended eaves designed to maximize solar orientation. Window and door openings are also oriented to take advantage of solar orientation. The buildings would be steel framed construction combined with concrete stucco and stained concrete floors. Design accents are offered through the use of various colors and interesting wall planes. The unique, modern design is a bold approach that sets its own innovative standard. This design steps outside the box to offer an alternative to standard residential subdivision design. Although the proposed architecture is interesting, the design is primarily guided by sustainable principles rather than architectural ornamentation. The modern architecture and simple forms also offer a good transition from adjacent commercial uses. ARC 64-03 Page 6 The following excerpt from Chapter 1 of the Community Design Guidelines discusses an important design philosophy for reviewing such development: A Note on Innovation These guidelines frequently speak of the need to consider the architectural context of the site (the style, character, and form of existing buildings around the site) when designing a new building or remodeling an existing building. This emphasis is intended to acknowledge the importance of maintaining the character of particularly attractive areas within the community that are widely appreciated and visually successful. However, the City has no intention of discouraging architectural innovation and creativity, or requiring that all new development look the same. The City encourages excellence, creativity, and innovation in architectural design. Variety in architectural style is particularly appropriate for civic, quasi public, and institutional buildings on larger sites outside of the downtown, but the City will consider buildings that present high quality alternatives to these guidelines in other locations as well. Staff Response: As discussed in the conceptual ARC review hearing, this Bridge Street site creates its own neighborhood. It is not surrounded by a particularly attractive design theme, or within a notable historic district. The innovative design is appropriate for the site. 5.1 - Goals for Residential Project Design These guidelines are intended to encourage well designed residential neighborhoods that people enjoy living in, which: reduce the visual dominance of the automobile; promote pedestrian activity; create variety and interest in the appearance of residential streets; provide community open space; and protect significant features of the natural environment Staff Response: The design philosophy is intended to protect the significant natural features of the site (i.e. hillside and drainage areas) while providing for a design that creates variety and interest. C. Multi family project architecture. The exterior design of multi family projects should be derived from architectural styles in the surrounding neighborhood. Often, these types of projects are adjacent to single family neighborhoods, and care in design should ensure that the height and bulk of the higher density projects do not impact adjacent lower density residential areas. Staff response —This project is a separated neighborhood, not immediately adjacent to a lower density residential area. The Bridge Street Project would not be readily visible from Exposition Drive, nor would a vehicular or direct pedestrian access link the two neighborhoods. The existing neighborhood on Exposition Drive to the east is within an R-2 zoning district, although the homes in this area are developed as single-family detached residences. When considering the existing neighborhood, the ARC should consider the variety of adjacent development including commercial structures on Bridge Street, the multi- family structures within the nearby condominium structures adjacent to Meadow Park, the mobile home park on Bridge Street and the existing site characteristics. ARC 64-03 Page 7 4. Property Development Standards Since PD zoning was adopted for the project site, standard property development standards such as yards, setbacks and coverage do not apply. The tentative map and PD approved the proposed building footprints, density and general lot configuration. Although the design concept and the PD have been approved, the ARC has discretion over the final design of the structures including minor adjustments to footprints and lots. As proposed, none of the structures exceed the maximum height limits for the commercial or R-2 districts, and the parking plan complies with the City's standards for the required number of parking spaces in consideration of the 10% parking reduction that has been granted. 5. Landscape Plan A preliminary landscape plan has been provided for the commercial and residential areas. The landscape plan relies upon combining existing native vegetation (existing trees and blackberry brambles) with a selection of flowering landscape trees and a variety of fruit trees as a method of incorporating edible landscape. 6. Review from Other Departments and interested parties The project was routed to various City departments to allow a review of code restrictions, parking, access, and potential public improvements. Public Works, Utilities, and Transportation did not have new comments on the project since the project's review and approval by the City Council. The Building Division has noted that the size of the proposed lofts within some of the residential units will have to be reduced in order to meet the City's definition of a non -habitable loft. Other options for the lofts include the addition of a stairway to provide conforming access. CONCLUSION The final architectural plans incorporate the design theme that was introduced to the ARC and City Council as part of the approved Planned Development and Tentative Map. The revised project and additional studies (geotechnical, flooding, noise and archeological studies were analyzed with previous hearings) have appropriately addressed the comments raised by concerned citizens at the past Planning Commission and City Council hearings. The project seeks to construct an innovative, highly sustainable, residential subdivision on an irregularly shaped site consistent with many General Plan policies. The approved PD and map conditions (attached resolutions) apply to the project as well as the proposed ARC conditions below. RECOMMENDATION Grant final approval to the project design, based on the following findings, and subject to the following conditions and code requirements: ARC 64-03 Page 8 Findin-gs: 1. The proposed project, as designed, complies with property development standards for the R-2-PD and M-PD zone including height, setbacks, lot coverage, parking, and density. 2. The project is consistent with goals contained in the City's Community Design Guidelines, which dictate specific design standards for multi -family housing projects such as concealed parking, community open spaces, and energy efficient, pedestrian oriented design. 3. As conditioned, the design of the proposed residential units is consistent with the General Plan Map for Medium -Density Residential because each dwelling has access to a satisfactory private open space area and the development would occur as part of the neighborhood pattern anticipated for the Medium Density Residential zone. 4. The site is physically suited for the proposed type of development because it is an under -developed site that is adjacent to an existing street right-of-way and is close to the public transit and associated services. 5. As conditioned, the site is physically suitable for the proposed density of development because the site is adjacent to an existing residential neighborhood and there are existing roadways and services available to serve the development in accordance with City standards. 6. The design of the project, or the type of improvements, is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat because the site contains provisions to preserve and protect the creek, and sensitive hillside areas to maintain significant or other potentially significant habitat areas for fish and wildlife. 7. The design of the project, or type of improvements, is not likely to cause serious public health problems because the development is of a similar scale to surrounding development. Additionally, new construction will be designed to meet existing building and safety codes. 8. The Mitigated Negative Declaration for the project (GPR 64-03) adequately identifies and evaluates the potential impacts associated with this project and where impacts are potentially significant, mitigation measures are provided to reduce these impacts to less than significant levels. rnnrlitinne- 1. Final project design and construction drawings shall be in substantial compliance with the project plans as amended and approved by the ARC. A separate full-size sheet shall be included in working drawings submitted for a building permit that list all conditions, and code requirements of project approval as Sheet No. 2. Reference should 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 of Architectural Review Commission, as deemed appropriate. ARC 64-03 Page 9 2. All backflow prevention devices and double check assembly valves shall be located inside the building or screened with a combination of structure and landscaping to the satisfaction of the ARC and the City Fire Chief. 3. The proposed colors of the residential structures shall be muted colors to the approval of the Community Development Department. 4. Permeable paving systems such as turf block shall be utilized for portions of the driveway area within the residential portion of the project. 5. The size of the lofts shall be adjusted to meet City Policy for a non -habitable loft subject to the following: Lofts that are an integral part of the interior, with finished walls and ceiling, must be provided with a code complying stairway access unless all of the following conditions are met: A. The loft shall be designated on the floor plans as storage or other approved non - habitable space. B. The least room dimension shall be a maximum of 7' C. The total room area shall be 70 square feet or less. D. The common wall to the adjacent room shall be at least 50% open with a minimum of 25 square feet. 6. The project shall be subject to all conditions, code requirements and mitigation measures as adopted by City Council Resolution 9637, 9638 and Ordinance 1467. Code Requirements: The following code requirements are included for information purposes only. They serve to give the applicant a general idea of other City requirements that will apply to the project. This is not intended to be an exhaustive list as other requirements may be identified during the plan check process. The project is subject to all requirements in effect at the time of building permit issuance. Transportation 1. Short-term bicycle parking shall be provided at the trail head leading to the City open space. 2. Long-term bicycle parking shall be provided pursuant to the City's Zoning Regulations. 3. Traffic Impact Fees shall be calculated based on the uses allowed in the Planned Development which are more intensive than the site's Industrial zoning. Attachments: 1. Vicinity map 2. Reduced scale plans 3. General Plan Analysis 4. Resolution 9637 5. Resolution 9638 ARC 64-03 Page 10 6. Ordinance 1467 Enclosed: Full size project plans 6 y 1 Q i[ + •�O• ou rr LA RL l � a o S R � ro o y CD 0 n m rD r r _ w J an O E a"ssazu 6; C ;V E8PF288 (D R a <inw rD 7771 CD �`�y€y aggaggaggg'sg € �,geg ssgnggsgysygsgsgggag��"gq���€ � -1 B B96B R5 nffl i 5e55 599g R a O ..... .......... _._.... ............. . ... ._ __ __ fD CJLA c -_ v fI. l.l P� �G S ro 23o PfE $p ?S 1t 2 g jg3 M 4 � rT F., Bit ,X. � e i 1[��Eii{� 91 4�1,1, g 3low [ �tr (D 1 ,n Ei c ` i o: G - xnl VA, rn, C7 U U uq ,., r-�0 ra) 0o �o0o0000nr7o90a090 �q ��nr�c�c��nc�nq o 0 e e coop o e e 9 � $g"� �f.• � , t. R It ......... . 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C__ II o�000naraaao m o b � g Z y ...:................... ] W 6 O b� 60 ailli[It C to •I, I 11 [� J li F jj�� iI 11 3 1 ELI .....; F F F i i ' ii N ................. E �_ SP: B g 11 m e.. _ 1F�IIeSii �'-• � .. ��Ca a. ...... z................ 0 ......... .............. . 0 (D 2 1 i LAW] .. ......... . L rL .. ......... ... . ............. ......... . SIN rD r) Oil1 FM . .......... . 0 0 All :3 171 W-J- ...... .1 FA II �- 7 ae -24 A El 11M Z �Lm Sig- 941 Ll .14i M 4-91 i i as O f O; I ll 1 II I II u II �f _ 0 a II 1 - 3 I� ^� v' � a C+ n O {. � II < �. o if J..I 0 0 7 II o _0 d l j I I ❑i u 'i. 5 1 aoo�oa�oo�lu N r Q N IM Hsu c =r om vv m rp II � io fl a 0 II ! II I d •1 It I r7 1. s 11 1 f O 114 q6 �4 iS qL CC C , k m Ln rD R ry rD— II II 1,z �Ar - II ........ . c 4 . 3 ' 9 a0CE000aod0l a r 1JO � 3 Attachment 6 RESOLUTION NO.9637 (2004 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO ADOPTING AN AMENDMENT TO THE LAND USE ELEMENT MAP FROM SERVICES AND MANUFACTURING AND OPEN SPACE TO MEDIUM -DENSITY RESIDENTIAL AND OPEN SPACE AND ADJUSTING THE DEVELOPMENT LIMIT LINE TO THE 190-FOOT CONTOUR FOR PROPERTY AT 215 BRIDGE STREET GP/R/ER 64-03 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 October 27, 2004 pursuant to a proceeding instituted under application GP/R/ER 64-03, Bridge Street Corporation, applicant; and WHEREAS, the City Council conducted a public hearing on December 7, 2004, and has considered testimony of interested parties, the records of the Planning Commission hearing and action, and the evaluation and recommendation of staff; and WHEREAS, the City Council has considered the draft mitigated Negative Declaration of environmental impact as prepared by staff; BE IT RESOLVED, by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. 1. Amendment of the General Plan Map from Manufacturing to Medium Density Residential is consistent with the General Plan text policies that encourage the preservation and expansion of existing residential neighborhoods. 2. The size, shape and location of the property is not conducive to a manufacturing land use since the property is separated from other manufacturing areas by a creek and the site is too close to sensitive hillsides and an existing residential neighborhood. 3. The Medium -Density Residential land use designation is appropriate for this site since it allows a transition between the existing manufacturing designation and hillside open space. 4. A Medium -Density Residential land use is appropriate for the site and compatible with the land use pattern of adjacent properties along Exposition Drive. 5. Allowing the land use amendment will implement the City's Housing Element Policies that encourage sustainable and affordable housing projects. 6. The amended development limit line location is consistent with hillside planning text policies that are designed to protect scenic vistas and allow adequate distribution of public services such as water sewer and fire protection. R 9637 Resolution No. 9637 (2004 Series) Page 2 7. The amended location will not significantly alter the aesthetic value of the property, affect sensitive resources or place structures within a hazardous location. 8. The new development limit line allows for the property to be developed consistent with the adjacent neighborhood and allows for the preservation of sensitive hillside areas. 9. The adjustment of the development limit line allows housing to be built in a safe and reasonable location as justified by the geotechnical and flood analyses prepared for the project. SECTION 2. Environmental Review. The City Council does hereby adopt a Mitigated Negative Declaration for the project, with the following mitigation measures and monitoring program. Aesthetics 1. New construction above the 175-foot elevation contour shall be limited to a 25-foot maximum height limit. 2. Existing willow trees and blackberry brambles at the north boundary of the site shall remain in place and be protected during all phases of site construction. Grading limitations, raised foundations, and careful placement of the structures shall accommodate the existing topography and vegetation. Other trees shall remain on site unless otherwise approved by the Community Development Department and the City Arborist for removal. 3. If new street lighting or other public space lighting is proposed, a photometrics plan that shows how the light does not create substantial glare shall be required, to the approval of the Architectural Review Commission. 4. Reflective roofing materials shall not be allowed unless proven that the reflective material will not produce off site glare to neighboring residential properties or the public right of way. 5. Site development shall be restricted to building footprints shown on the development plan as approved by City Council. All areas outside the development limit line shall be deed restricted with a private open space easement. The easement shall restrict further development of this property and define allowed uses such as passive recreational paths, landscape and drainage maintenance and necessary fire fuel management. The existing residence, garage and driveway, including a 25-foot radius around the existing development shall be exempt from the required deed restriction. 6. The existing blackberry brambles and associated drainage swale shall remain in place and a preservation easement shall be recorded across the proposed lots for these features. The easement shall specify allowed uses and shall not allow grading, construction or removal of vegetation unless necessary for fire fuel management or City approved drainage improvements. Monitoring Program: Plans submitted for architectural review shall provide a required setbacks and site dimensions. Compliance with the site plan shall be verified through construction plan check and site review. A lighting photometric plan shall be submitted for review and approval by the Community Development Department as part of the construction plan check. An examination of installed lighting will be analyzed prior to occupancy of the site. A final landscape plan Resolution No. 9637 (2004 Series) Page 3 will be reviewed and approved as part of the construction plan check. Installed landscape will be reviewed prior to occupancy release. Air Quality 7. The following mitigation measures are designed to reduce temporary and intermittent air pollution associated with grading and construction of the site. These mitigation measures are required at the start and maintained throughout the duration of the construction or grading activity: a) Unless otherwise approved, an Asbestos Dust Mitigation Plan shall be submitted to the Air Pollution Control District for review and approval prior to the start of any construction or grading activity. The plan, if required shall be implemented during all phases of earthwork at the site. b) Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour or less; c) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to prevent visible emissions from crossing the property line; d) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; e) Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or covered when material is not being added to or removed from the pile; f) Equipment must be washed down before moving from the property onto a paved public road; and g) Visible track -out on the paved public road must be cleaned using wet sweeping or a HEPA filter equipped vacuum device within twenty-four (24) hours. Monitoring Program: An asbestos dust mitigation plan shall be submitted to the City and approved by the Air Quality District prior to issuance of a construction permit. City staff shall ensure compliance with standards through site inspections. Biological Resources 8. All construction activities including grading, vegetation removal, stockpiling, equipment storage etc. shall remain outside of the 20-foot creek setback line at all times unless an exception for such construction has been approved by the Community Development Department. The creek setback line shall be established by the City's Natural Resource Manager and marked in the field. The setback area shall be fenced with orange construction fencing, and shall be in place prior to the beginning of construction and throughout the duration of construction. 9. Replacement of the bridge and associated improvements crossing the creek shall require permits from the Department of Fish and Game unless otherwise exempted from such review. The bridge design shall be a clear -span bridge as provided in the conceptual plans. 10. Paved vehicular parking areas shall not be allowed within the creek setback area. Monitoring Program: Resolution No. 9637 (2004 Series) Page 4 Prior to release of City construction permits, the riparian areas shall be inspected for fencing and erosion control protection. A separate permit shall be secured by the Department of Fish and Game and other applicable agencies prior to issuance of a City construction permit that allows work within or over the creek area. Cultural Resources 11. During construction, in the event that subsurface cultural or historic material is discovered on the property, all activities shall cease in the affected area until the area is surveyed by an archeologist/historian approved by the City. At that time a subsurface testing program shall be initiated in order to determine the presence or absence of any historic or pre -historic materials on the site. Under the direction of the archaeologist/historian, a mitigation plan shall be developed and approved by the environmental coordinator. 12. Prior to removing or demolishing the existing residence at the property, all provisions of the City's Building Demolition and Relocation codes shall be utilized. Monitoring Program: Ongoing field inspections by City staff and construction staff awareness shall ensure compliance with the mitigation measures. The project shall be reviewed for consistency with the City's Historic Preservation Program Guidelines and the Demolition Ordinance for the demolition or relocation of the existing residence upon submittal of construction permit applications. Geology and Soils 13. The recommendations of the engineering geotechnical report prepared by GSI Soils on September 9, 2004 shall be incorporated into the project unless superior design alternatives are approved by the City Public Works Director subject to approval of a State registered geotechnical engineer. Monitoring Program: The engineering geotechnical report recommendations shall be incorporated into the project plans to be submitted for construction permits. The applicable construction methods shall be incorporated into the final project and inspected as part of the building inspection process during construction. Hydrology and Water Quality 14. All site drainage shall be directed towards the public right of way or on site private drainage systems unless other provisions are approved by the City. 15. Driveways, parking areas or private streets shall be constructed of pervious materials, to the greatest extent feasible, such as turf block to enhance on -site water percolation. 16. Commercial structures on sites 1-8 shall be designed so as not to impede floodwaters through the use of open carports or other design features that will not block potential floodwaters. 17. All development shall comply with the City's latest edition of the Flood Management Prevention Guidelines. Monitoring Program: Construction plans, including a grading and drainage plan, shall reflect direction of drainage and identify any proposed detention or retention. Pervious paving materials (where used) shall be Resolution No. 9637 (2004 Series) Page 5 shown on the construction plans. Drainage systems and applicable installations shall be incorporated into the site prior to final inspection. Noise 18. The south and east elevation of the commercial structure nearest the residential property shall have wall construction with an S.T.0 (Sound Transmission Class) rating of 34 greater. As an example, stucco exterior 2" x 6" stud walls with minimum R-13 batt insulation and two layers of/s" gypsum board screwed to resilient strips on the interior will provide an STC rating of 30 or greater. All south and east facing windows of this commercial structure shall incorporate operable or sealed glazing assemblies that have an STC rating equal or greater than 30. 19. Common acoustic leaks, such as electrical outlets, pipes, vents, ducts, flues and other breaks in the integrity of the wall, ceiling or roof construction on the east side of the commercial building nearest the residential property line and the residential unit on lot 2 shall receive special attention during construction. All construction openings and joints on the walls on the east side of the site shall be insulated, sealed and caulked with a resilient, non -hardening caulking material. All such openings and joints shall be airtight to maintain sound isolation. 20. For the residential unit on lot 2, the soffit vents, eave vents, dormer vents and other wall and roof penetrations shall be located on the walls and roofs facing south and east away from commercial uses unless such penetrations have an STC rating of 30 or greater. Wall and window construction of the unit on lot 2 shall be designed to meet or exceed an STC rating of 30 or greater. Monitoring Program: A noise disclosure shall be recorded on the deeds of subject properties, along with the Final Subdivision Map, prior to final inspection of the construction. Plans for sound attenuation, shall be provided on the final construction drawings. All such improvements shall be completed prior to final inspection. SECTION 3. Adoption. 1. The Land Use Map is hereby amended as shown in Exhibit A. 2. The Community Development Director shall cause the change to be reflected in documents, which are on display in City Hall and are available for public viewing and use. 3. The Development Limit Line shall be established at the 190 foot contour, however, in no case shall development of structures be allowed above the elevation of footprints generally shown on the Tentative Tract Map dated November 8, 2004, unless a revised development plan has been approved by the City Council. Resolution No. 9637 (2004 Series) Page 6 On motion of Vice Mayor Ewan, seconded by Council Member Settle, and on the following roll call vote: AYES: Council Members Brown and Settle, Vice Mayor Ewan and Mayor Romero NOES: Council Member Mulholland ABSENT: None The foregoing resolution was adopted this 7th day of December 2004. � am; ®r Mayor David F. Romero ATTEST: Li�xa 144� Audrey Hoo r City Clerk APPROVED AS TO FORM: J a n P. Lowell City Attorney wpm i SMINIA Y. 4 qW V 2$Atit Exhibit A rSF�`-* 13.1 CL cap C: 0 t; El 0) > 4) 74 cz v o 85 4' 42 5 G 0 0 4j '4� t p4 lz: ebb 1:14 .2 '0 Z F 2 ORDINANCE NO. 1467 (2005 Series) AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING THE ZONING MAP TO CHANGE THE ZONING FOR A PORTION OF THE PROPERTY AT 215 BRIDGE STREET FROM M AND C/OS-5 TO R-2-PD AND M-PD AND C/OS-5 GP/R/ER 64-03 WHEREAS, the Planning Commission conducted a public hearing on October 27, 2004 and recommended approval of amendments to the Zoning Map to allow the residential and commercial Planned Development; and . WHEREAS, the City Council conducted a public hearing on December 7, 2004 and has considered testimony of interested parties, the records of the Planning Commission hearing and action, and the evaluation and recommendation of staff; and WHEREAS, the City Council finds that the proposed rezoning is consistent with the General Plan, the purposes of the Zoning Regulations, and other applicable City ordinances; and WHEREAS, the City Council has considered the Mitigated Negative Declaration prepared for the property as described in a separate resolution approving the General Plan Map amendment; and BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. The City Council makes the following findings: 1. The project is consistent with the General Plan text policies, and implements Housing Element goals by allowing expansion of residential land uses. 2. The project complies with all applicable provisions of these Zoning Regulations other than those modified by the PD rezoning. 3. The approved modifications to the development standards of these Zoning Regulations are necessary and appropriate to accommodate the superior design of the proposed project including its compatibility with adjacent land uses, its successful mitigation of environmental impacts, and its proposed affordable housing features, sustainable building concepts and proposed open space easements. 4. The project will be reviewed by the City's Architectural Review Commission for consistency with the Community Design Guidelines prior to approval. 5. All affected public facilities, services, and utilities are adequate to serve the proposed project. 6. The location, size, site planning, building design features, and operating characteristics of the project are highly suited to the characteristics of the site and surrounding neighborhood, and will be compatible with the character of the site, and the land uses and development intended for the surrounding neighborhood by the General Plan. 01467 Ordinance No. 1467 (2005 Series) Page 2 7. The site is adequate for the project in terms of size, configuration topography, and other applicable features (as conditioned), 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. 8. As conditioned, the establishment, maintenance, or operation of the proposed project will not, in the circumstances of the 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. 9. Tandem parking is a logical parking design solution for some of the units since the tandem parking spaces will be for the exclusive use of the occupants of each unit supplying the tandem parking. 10. The project meets the mandatory Planned Development findings (Section 17.62.045) since the design of the structures will achieve a minimum of 30 percent greater energy efficiency than minimum required by California Code of Regulations Title 24; and the project will preserve, enhance, and/or create a significant natural feature with minimum area of one-half acre (the hillside with substantial serpentine rock formations and an existing blackberry bramble below the development will be protected with a conservation open space easement). SECTION 2. Action. The Council hereby recommends adoption of said Mitigated Negative Declaration and approval of the request (GP/R/TR/ER 64-03) for a Rezoning, amending the Zoning map from Manufacturing and Open Space to Medium Density Residential Planned Development and Manufacturing Planned Development for a portion of the property below the 190-foot contour (as identified within Exhibit A). 1. The applicant shall submit a detailed development agreement that confirms the design of the project as reviewed by Community Development Staff with the application concept. The agreement shall outline the sustainable components of the project, the design and placement of the buildings and associated improvements. 2. The sustainable site and building features are required features of the Planned Development, and amendments to the development features including, but not limited to a substantial change to the site plan or sustainable design features, shall require an amendment to the Planned Development to be approved by the Planning Commission and City Council. Ordinance No. 1467 (2005 Series) Page 3 3. The development boundaries are generally limited to the footprints shown on the Tentative Parcel Map approved by Resolution No. 9638 (2004 Series) on December 7, 2004. 4. Within 6 months of City Council approval the applicant shall prepare and submit a final development plan to the Community Development Director consistent with Zoning Ordinance Chapter 17.62.060. 5. All conditions approved with TR 64-03 by Resolution No. 9638 (2004 Series) on December 7, 2004 shall apply to this Rezoning Ordinance. SECTION 3. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in the Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage. INTRODUCED on the 7`h day of December 2004, AND FINALLY ADOPTED by the Council of the City of San .Luis Obispo on the 4a' day of January 2005, on the following roll call vote: AYES: Council Members Brown and Settle, Vice Mayor Ewan and Mayor Romero NOES: Council Member Mulholland ABSENT: None /I� apt Mayor David R Romero ATTEST: dvo(�u.r �L( ! C Audrey I•Ioo City Clerk 0 ' * Ordinance No. 1467 (2005 Series) Page 4 APPROVED AS TO FORM: .e::51 Jon P. Lowell City Attorney Exhibit A ELL VIAZWO-Am 11"Am 0