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HomeMy WebLinkAboutARC-1002-19 (ARCH-3216-2016 -- 1027 Nipomo Street)RESOLUTION NO. ARC-1002-2019 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION GRANTING FINAL ARCHITECTURAL REVIEW APPROVAL OF A NEW 50-FOOT TALL, FIVE -STORY PROJECT THAT INCLUDES 3,392 SQUARE FEET OF COMMERCIAL/RETAIL SPACE, 65 HOTEL ROOMS, AND A SUBTERRANEAN VALET PARKING LOT WITHIN THE DOWNTOWN HISTORIC DISTRICT, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 1, 2019; 1027 NIPOMO STREET (C-D-H ZONE; ARCH-3216-2016) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on April 1, 2019, pursuant to a proceeding instituted under ARCH-3216-2016, Creekside Lofts, L.P., applicant; 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 staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and 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 (ARCH-3216-2016), based on the following findings: 1. 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 Downtown Commercial zoning designation and will be subject to conformance with all applicable building, fire, and safety codes. 2. The proposed new building is consistent with Historic Preservation Program Guidelines Section 3.2.1 and Chapter 4 of the Community Design Guidelines because the building is designed to be architecturally compatible in scale, massing, rhythm, signature architectural elements, exterior materials, and siting with Downtown Historic District structures. 3. The project design maintains consistency with the Community Design Guidelines Section 4.2.B by providing: a building located at the back of the sidewalk, setting back the upper two floors along Nipomo Street, human scale and proportion, architectural design that complements the character of the surrounding neighborhood, horizontal lines that reinforce the lines of the established facades in adjacent buildings, distinction between the first and upper floors by having a more transparent ground floor, windows and other architectural Resolution No. ARG 1002-2019 1027 Nipomo, ARCH-3216-2019 Page 2 features that reinforce the typical rhythm of upper story windows found on other commercial buildings in the Downtown and provides architectural interest on all four sides of the building. 4. The project is consistent with the Community Design Guidelines Section 4.2.0 because it provides storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. 5. The proposed parking reduction is consistent with 2015 Zoning Regulations Section 17.16.060.G(2) which states in part that "Projects which provide more bicycle and/or motorcycle spaces than required may reduce the required car spaces at the rate of one car space for each five bicycle spaces, up to a 10% reduction, subject to the approval of the Community Development Director." The project requires 42 vehicle parking spaces and provides 20 additional bicycle parking spaces for a 4 space (9.5%) parking reduction. 6. That the proposed parking reduction will safe, and will not be detrimental to the surrounding area or cause a decline in quality of life because project is located within close proximity to restaurants, entertainment, employment, and bus stops allowing for alternative modes of transportation such as walking, biking or taking public transportation. SECTION 2. Environmental Review. The Architectural Review Commission hereby determines that approval of the design of the project is categorically exempt from environmental review under the California Environmental Quality Act because the project is a Class 32 "In -Fill Development Project" within the meaning of Section 15332 of the CEQA Guidelines. The project is consistent with General Plan policies for the land use designation for the site, conforms to all applicable zoning requirements (height, scale, setbacks, density, etc.) and designed to be compatible with the surrounding neighborhood and would not have an adverse impact on a historic resource. The project site occurs on a property of no more than five acres in size, is substantially surrounded by urban uses, has no value as habitat for endangered, rare or threatened species, is located on an existing developed property, and is served by required utilities and public services. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division - Community Development Department 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project description and plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions of project approvals listed as sheet number 2. 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 Resolution No. ARC-1002-2019 1027 Nipomo, ARCH-3216-2019 Page 3 conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. 4. The locations of all exterior lighting, including bollard style landscaping or path/parking 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, subject to the approval of the Community Development Director. 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 17.23 of the 2015 Zoning Regulations. 5. Plans submitted for a building permit shall clearly state the type/model of bicycle racks proposed, location and dimensions of all 26 short and long-term bicycle parking spaces. All long-term bicycle parking spaces shall be located within the building. Sufficient detail shall be provided about the placement and design of bike racks to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. 6. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Plans shall demonstrate the use of high quality materials for the windows that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director. 7. Mechanical and electrical equipment shall be located internally. 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. 8. 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 Resolution No. ARC-1002-2019 1027 Nipomo, ARCH-3216-2019 Page 4 configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 9. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. 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. Street trees species shall comply with City standards. 10. The applicant shall pay parking in -lieu fees for two parking spaces prior to building permit issuance. 11. No public parking shall be accommodated in the subterranean garage. The applicant shall provide verification from the valet parking operator that the subterranean parking garage will park 36 vehicles and 2 motorcycles prior to the issuance of the building permit. In the event that 36 vehicles cannot be parked all at one time in the garage, and all spaces can be accessed by the valet operator, the applicant shall pay in -lieu parking fees for the difference. 12. The sign program for the project shall be as follows: Location Sign T e Size per sign sign size_Quantity Lighting Hotel Wall sign with —Total 18 s.f. 36 s.f 2 Gooseneck raised channel letters Hotel Projecting sin 28 s.f. 28 s.f. 1 Neon Restaurant Wall sign with 32 s.f. 96 s.f. 3 Gooseneck raised channel letters Retail Awning sign 30 s.f 90 s.f. 3 None with raised channel letters Retail Wall sign with 45 s.f 45 s.f. 1 Gooseneck raised channel letters Total 295 s.f. 10 13. The building plan submittal shall include sound attenuation measures that reduces noise from the paseo toward San Luis Creek to the satisfaction of the Natural Resource Manager. Engineering Division - Community Development Department Resolution No. ARC-1002-2019 1027 Nipomo, ARCH-3216-2019 Page 5 14. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standards. MC 12.16.050 15. The project is located in the Mission Style Sidewalk District of downtown. The building plan submittal shall show the Nipomo Street frontage to be upgraded in accordance with the Mission Sidewalk District of downtown per city engineering standards. 16. The building plan submittal shall show an 8' clear pedestrian path of travel void of all sidewalk obstructions along the Nipomo Street sidewalk in order to meet pedestrian level of service thresholds required for this area. 17. The building plan submittal shall show the existing bus stop, area of red curb, and parallel metered parking spaces to remain. Any change to existing street parking shall be processed and approved by separate action by the City in accordance with the Parking Conversion Ordinance. 18. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Parking -in -Lieu fees shall be paid prior to building permit issuance or map recordation. 19. The building plan submittal shall include a complete parking management plan to the satisfaction of the Planning Division, Transportation Division, Transit, and Engineering Development Review Division. The parking management plan shall include operational features to clarify how the single vehicle width driveway will function. 20. Drainage from the trash enclosure shall comply with City Engineering Standard 1010.B. regarding water quality treatment prior to discharge to the storm drain system or gutter. 21. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown along with any proposed upgrades. All work in the public right-of-way including off -site work shall be shown or noted. Transformer pad location and screening shall be approved to the satisfaction of the Planning Division if applicable. 22. The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the neighboring high point elevation or grade break at the yard areas and drainage arrows to show historic drainage and any run-on. Show all existing and proposed drainage courses, pipes and structures; indicate the size, type and material. 23. The building plan submittal shall include a complete drainage report in accordance with the Floodplain Management Regulations, Drainage Design Manual, and Post Construction Stormwater Regulations. The drainage report shall include a summary of the bulleted items found in Section 2.3.1 of the Drainage Design Manual. The report shall include a review Resolution No. ARC-1002-2019 1027 Nipomo, ARCH-3216-2019 Page 6 of the existing off -site roof and/or site watersheds for any run-on. The water quality treatment BMP per performance requirement 2 shall include the treatment of and/or separation of any run-on. Limited treatment of run-on is preferred over collection and tight piping to the proposed outlet(s). 24. The building plan submittal shall show and note trash containment or screening at all existing or proposed outlets to the creek in accordance with water quality standards to the satisfaction of the Public Works Department. 25. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City's Website. The building plan submittal shall include a detailed area exhibit to document compliance. 26. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 27. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city's Floodplain Management Regulations per Municipal Code Chapter 17.84. 28. This property is located in an AE flood zone. The buildings and building service equipment shall be elevated or flood -proofed to at least one foot above the Base Flood Elevation (BFE). The final BFE determination shall be based on the most upstream building face. Additional freeboard to 2' above the BFE may result in additional savings on flood insurance and is encouraged. 29. The elevator construction shall be detailed in the building permit plan submittal in accordance with the Floodplain Management Regulations and FEMA Technical Bulletin TB4-2010. 30. The owner shall process a LOMA or LOMR-F to revise the flood zone, if applicable to the proposed building, prior to building permit issuance. 31. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown to remain and be protected. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. The plan shall show all existing street trees. Resolution No. ARC-1002-2019 1027 Nipomo, ARCH-3216-2019 Page 7 32. The City Arborist supports the proposed removals of the 5 existing on -site trees in the parking lot as shown on the plans. Compensatory tree plantings shall be a minimum 15- gallon and provided in accordance with the proposed landscape plan. 33. Tree protection measures shall be required for the existing trees to remain. Tree protection measures may include canopy pruning, root pruning, specialized construction for utility trenching, and/or special foundation design for the new structure. The City Arborist shall review and approve the proposed tree protection measures in accordance with the applicable provisions of City's Standard Specification 77-1.03A(2) prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city - approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Building Division - Community Development Department 34. Building plans shall show the means of permanent roof access for buildings four stories or more in height. 35. Building plans shall specify location of mechanical ventilation unit and location of exhaust discharge as required for enclosed parking garages. Transportation Division - Public Works Department 36. The building plans shall show removal of one metered parking space. The building plans shall show a 41' foot passenger loading zone to the north of the subterranean parking garage entrance driveway. The bus stop and all remaining metered parking spaces shall remain in existing locations and be shown on plans, including bus stop signage and furniture. The applicant shall follow the City process for the single parking space conversion. 37. Applicant shall provide a total of 10 short term bicycle parking spaces in proposed location, using Peak Racks Campus Rack or equal approved by City Engineer. Utilities Department 38. Existing sewer and water facilities impacted by the proposed project will need to be removed and replaced per the current edition of the Engineering Design Standards. Refer to the Uniform Design Criteria of the Engineering Design Standards for guidance on sewer and water infrastructure requirements; See Section 6 and 7. 39. Separate water meters shall be provided for each new parcel within an area accessible by the city. 40. A new HDPE sewer lateral shall be installed per the engineering design standards into the existing 30" sewer main at a point along Nipomo and south of the creek crossing. Resolution No. ARC-1002-2019 1027 Nipomo, ARCH-3216-2019 Page 8 41. The project must connect to the existing water main on Nipomo Street, and shall provide private fire pumps, booster pumps, and pressure reducing valves required for the proposed use permit. 42. Underground dewatering systems in the proposed parking basement shall discharge to an on -site retention system, or shall obtain an environmental compliance permit prior to issuance of occupancy permit. 43. Business generating more, than two cubic yards of waste shall comply with state law per AB 1826, and local waste management plan to reduce greenhouse gas emissions, which requires trash enclosures to have the capacity to store trash bin sizes for waste, recycling, and organics. The trash enclosure location and size shall be reviewed and approved by the Utilities Director during the building permit process. Indemnification 44. 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 Smith, seconded by Commissioner Pickens, and on the following roll call vote: AYES: Commissioners Smith, Pickens, Vice Chair Nemcik and Chair Root NOES: None REFRAIN: None ABSENT: Commissioners Beller, DeMartini and Withers, The foregoing resolution was passed and adopted this 1" day of April 2019. � 7 Y�9w a Scott, ecretary Architectural Review Commission