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HomeMy WebLinkAboutr 10500 774 & 776 palm approv classroom mission schoolRESOLUTION NO. 10500 (2014 Series) A RESOLUTION OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL AND UPHOLDING THE ARCHITECTURAL REVIEW COMMISSION'S ACTION TO APPROVE A CLASSROOM BUILDING AND ACCESSORY STAFF OFFICE (774 & 776 PALM STREET, ARC 131 -13) WHEREAS, the Architectural Review Commission, on January 6, 2014, approved the proposed redevelopment design of the property at 774 & 776 Palm Street, which includes construction of a classroom building and accessory staff office based on findings of consistency with the City of San Luis Obispo Community Design Guidelines; and WHEREAS, Michelle Gordon, on behalf of the Mission Orchard Neighborhood Association (MONA), filed an appeal of the Architectural Review Commission's action on January 15, 2014; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on February 25, 2014, for the purpose of considering the appeal of the Architectural Review Commission's action; and WHEREAS, the Council has duly considered all evidence, including the record of the Planning Commission hearing and action, testimony of interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. Based upon all the evidence, the City Council makes the following findings: 1. As determined by the Architectural Review Commission, the project design is appropriate and compatible with surrounding development consistent with Community Design Guidelines of the City of San Luis Obispo. 2. As determined by the Cultural Heritage Committee, the project is consistent with Historic Preservation Guidelines since the project scale, massing, and architectural style is compatible with the Downtown Historic District. 3. 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 High- Density Residential Zoning designation, and the project is consistent with relevant Zoning and development regulations and will be subject to requirements to conform to all applicable building, fire, and safety codes. 4. The project conforms to General Plan Land Use Element Policy LU 2.2.1: Mixed Uses and Convenience, which encourages mixed uses in residential neighborhoods to serve the daily needs of nearby residents, including schools, parks, churches, and convenience retail stores; and R 10500 Resolution No. 10500 (2014 Series) Page 2 the proposed use is a non - residential activity consistent with General Plan Policy 2.2.13 which states residential areas may accommodate limited non - residential activities which generally have been compatible such as elementary schools. SECTION 2. Environmental Review. The project is categorically exempt under Class 32 (Section 15332), Infill Development, of the CEQA Guidelines since the project is in compliance with City of San Luis Obispo Archaeological Resource Preservation Guidelines and will not result in significant impacts to cultural resources, and meets the following criteria: a. The project is consistent with its general plan designation and applicable general plan policies. b. The project site is within City limits on a project site of no more than five acres and is substantially surrounded by urban uses. c. The project site has no value as habitat for endangered, rare or threatened species. d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. e. The site can be adequately served by all required utilities and public services. SECTION 3. Action. The City Council hereby denies the appeal and upholds the Architectural Review Commission's action to grant final project approval, with incorporation of the following conditions: Architectural Review Commission approval: The project shall comply with all conditions contained in Architectural Review Commission approval ARC 131 -13 (Resolution No. ARC - 1000 -14). 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. 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 stucco surfaces are not a sprayed -on product and have a smooth troweled finish. A sample of the finish shall be submitted Resolution No. 10500 (2014 Series) Page 3 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 proposed use shall remain fully consistent with the project description and proposed daily operations described in application project submittals including the ages and grades of students and numbers of students and staff described in the proposal and approved in the associated Administrative Use Permit approval #A131-13. The operations shall also remain consistent with minor modifications to the use description which the applicant has agreed to in association with the withdrawal of appeal AP -PC 131 -13. 4. Prior to issuance of building permits, written Director approval of the proposed consolidated approach as described in Chapter 5 of the Archaeological Resource Preservation Guidelines is required. The report shall contain all required information and required components of Chapter 5. 5. With submittal of working drawings, the applicant shall include a line -of -sight diagram and sectional views of the building, which clearly show the sizes of proposed condensers and other mechanical equipment to be placed on the roof to confirm that parapets and other roof features will adequately screen them. 6. 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." 7. 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. 8. Any sections of damaged or displaced curb, gutter, and sidewalk shall be repaired or replaced to the satisfaction of the Public Works Department. Displaced sidewalk in the area of the street trees shall be replaced as necessary. A tree grate shall be included around the existing street trees to remain if a grate could reasonably fit around the existing tree and crown. Sidewalk area removed or replaced shall be constructed back in Mission Style Sidewalk per City Engineering Standards. Resolution No. 10500 (2014 Series) Page 4 9. The proposed landscape plan for the area in front of the Administration Building should consider at least one street tree per City Engineering Standard #8010 to provide additional street tree coverage in the gap between the existing sidewalk trees. Additional screening planting such as Cypress trees shall be planted along the west property line to provide for privacy of neighbors. 10. The building plan submittal for demolition, grading, and new construction shall include pertinent tree preservation notes for the existing on -site trees to remain. 11. The building plan submittal shall include a complete grading and drainage plan. The drainage plan shall consider all existing historic upslope and off -site drainage that is tributary to this site. The proposed drainage plan shall show how any tributary drainage is collected and conveyed to an approved point of disposal. The drainage plan shall consider the historic runoff from this site for both quantity and point of discharge. Changes to the historic drainage may require additional drainage analysis from a licensed civil engineer. The drainage analysis, if additional runoff is directed off -site, may need to justify the capacity of the existing downstream drainage improvements. 12. 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. 13. The applicant shall submit a landscaping plan containing an irrigation system plan with submittal of working drawings for a building permit. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. The surfaces and finishes of hardscapes shall be included on the landscaping plan. The 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 . 14. 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. 15. The location of any required backflow preventer and double -check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. The back flow preventer and double check assembly shall be screened using a combination of paint color, landscaping, and if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 16. The building plan submittal shall include a complete demolition and topographic survey plan. The plan shall show all existing trees to remain and trees to be removed. The trees in the area of the existing storage building shall remain unless otherwise approved for removal by the City Arborist. Resolution No. 10500 (2014 Series) Page 5 17. The applicant shall submit a plan that delineates the location of the property's existing and proposed water meter(s), water services, and sewer laterals to the points of connection at the City water and sewer mains. The City's Utility Billing records indicate that the site is served by two existing 5/8" water meters. Please verify whether one of these existing water meters is proposed for landscape irrigation at the site. 18. If the property's existing sewer lateral is proposed to be reused, submittal of a video inspection will be required for review and approval of the Utilities Department during the Building Permit Review process. If a new lateral is proposed, the existing lateral must be abandoned per City standards. 19. Address Numbers: Approved address numbers shall be placed on all new buildings in such a position to be plainly visible and legible from the street fronting the property. Numbers shall be a minimum of 5" high x 1/2" stroke and be on a contrasting background. 20. Fire Department Access to Equipment: Rooms or areas containing controls for air - handling systems, automatic fire - protection systems, or other diction, suppression or control elements shall be identified for use by the Fire Department and shall be located in the same area. A sign shall be provided on the door to the room or area stating "Fire Sprinkler Riser" and "Fire Alarm Control Panel ". Fire sprinkler risers shall be located in a room with exterior door access. Show Riser room on floor plans. 21. Knox Box: A Knox Box shall be provided on the outside of the Fire Sprinkler Riser Room with a key to the room. 22. Fire Protection Systems and Equipment: Fire protection systems shall be installed in accordance with the CFC and the California Building Code. An approved NFPA 13 system will be required for this project. Shop Drawings and Specifications shall be submitted for review and approval prior to installation. The fire main and all associated control valves shall be installed per NFPA 24 Standards and City Engineering standards. The Fire Department Connection shall be located along a fire apparatus access. 23. An approved fire alarm system is required for this project. The fire alarm system shall be interconnected to the main campus, unless an approved 2 way communication system, approved by the fire department, and manual pull stations are provided for both campus. 24. Emergency Planning: Outdoor assembly areas shall be designated and shall be located a safe distance (at least 50 feet) from the building being evacuated so as to avoid interference with fire department operations. The assembly areas shall be arranged to keep each class separate to provide accountability of all individuals. Please designate on plans. 25. Fire Safety During Construction: Buildings undergoing construction, alteration or demolition shall be in accordance with Chapter 14 of the CFC. Resolution No. 10500 (2014 Series) Page 6 Upon motion of Council Member Carpenter, seconded by Vice Mayor Christianson, and on the following roll call vote: AYES: Council Member Carpenter, Vice Mayor Christianson and Mayor Marx NOES: Council Members Ashbaugh and Smith ABSENT: None The foregoing Resolution was adopted this 25th day of February 2014. -C/�- vo' Ma r an Marx U Knthony J. CMC City Clerk 1'P VEDA O F M: Christine Dietrick City Attorney