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Home My WebLink About06-10-2014 ph1 grostickKremke, Kate From: Mejia, Anthony Sent: Tuesday, June 10, 2014 8:42 AM To: Kremke, Kate Subject: FW: City Council Public Hearing Item 1; 1327 Osos Street; June 10, 2014 Attachments: CC_ 6- 10- 14_PH1_OsosSt_MU- Pkg_SaveOur Downtown.docx; 06 -10 -2014 PH1 Intro Ord Zoning Amendments & Vesting Map Mixed Use Project 1321 & 1327 Osos.pdf Agenda Correspondence for 06/10/14 Item PH1 Anthony J. Mejia I City Clerk �: tt 01. s.3II WIS c)c)o PaJiT'r Street Sari Luis Obispo, CA 934aa. telj805.7 1, -102 R'EC sIVED JUN 10 2014 A6ENDA GOR ESPONDENCE Date + Item _ H From: Victoria Grostick [ mailto: victoriagrostick (cbsbcglobal.net] Sent: Monday, June 09, 2014 7:00 PM To: Ashbaugh, John; Carpenter, Dan; Marx, Jan; Smith, Kathy; Codron, Michael; Dietrick, Christine; Lichtig, Katie; Mejia, Anthony Subject: City Council Public Hearing Item 1; 1327 Osos Street; June 10, 2014 Subject:City Council Public Hearing Item 1; 1327 Osos Street; June 10, 2014 Date:Thu, 05 Jun 2014 09:38:29 -0700 From:James Lopes <iameslopesgcharter.net> To: Please see Mr. James Lopes attachments. Dear Mayor Marx and Council Members, Re: City Council Public Hearing Item 1; 1327 Osos Street; June 10, 2014 Members of Save Our Downtown met and discussed the project at 1327 Osos Street. We voted to make the recommendations in the attached letter with supporting reasons. If any of you would like to meet before the hearing next Tuesday, please reply as we would be glad to do so. We think that this location deserves very compatible two -story buildings that are complementary to the historic church and buildings in the Old Town Historic District. We think that the City ordinances to reflect and fit with historic character should be respected for this purpose and not ignored. Save Our Downtown is agreed that the city parking standards should be followed. We believe waiving the ordinance parking standard in this case will have a significant negative impact on the neighborhood. If the city's ordinances have value they should only be waived when there are compelling reasons to do so. We do not find compelling reasons in this case. In fact there are compelling reasons to adhere to the existing parking standards. If the project is approved as is, what else could better demonstrate the meaningless and malleable form of these ordinances? Thank you in advance for considering the points in the attached letter. Sincerely, Jamie Lopes Chairperson Save Our Downtown James Lopes 1336 Sweet Bay Lane San Luis Obispo, CA 93401 Ph. 805 - 781 -8960 Victoria Grostick 1730 Corralitos Ave. San Luis Obispo, CA 93401 805 544 -7988 4 VOstf This email is free from viruses and malware because avastI Antivirus protection is active. w. &« Save Our Downtown Comments on City Council Public Heanng Item 1; 1327 Osos Stree4 ,june 10, 20146 City Council City of San Luis Obispo 990 Palm Street San Luis Obispo, California 93401 Dear Mayor and Council Members: This block of Osos Street is a very important location which is not being respected by the proposed project. Save Our Downtown recommends that you: 1. DENY the rezoning and leave residential zoning on Osos Street. • The site is adjacent to an apartment building and is located very close to a neighborhood grocery/convenience store and Mitchell Park. The apartment building should be strengthened economically by an adjacent residential building with parking accessed from Morro Street. • Mitchell Park is a resource for a residential neighborhood; it is unique with a special quality. Residential uses should be encouraged and even required near it. • Building practices can now buffer traffic noise ( a Planning Commission concern) with insulating windows and walls, and air conditioning can easily be provided to eliminate the need to open windows near Osos Street for ventilation. • The design of the office project does not respect the Old Town Historic District and the historic church, in its height, scale, massing and modernist architectural styling. • No evaluation of the project is evident that seriously and skillfully analyzes the surrounding buildings and designs sensitively to be complementary to them. 2. DENY the Tentative Tract Map or continue in order to REDUCE the project to accommodate all of the required parking spaces within the project site. The proposed findings are speculative and not as likely as the following points. • The project is taking away existing parking, including for neighboring apartments, which will have to be located elsewhere, and cause spill -over impacts on the streets. • The 30% parking space reduction will cause spill -over parking impacts on the streets, making the vicinity more unlivable. • The site is NOT convenient to daily shopping destinations. Residents will need to car - commute elsewhere to do daily shopping and work. • Morro Street Bike Boulevard is a street, and it is not going to induce people to have only one car and a bike. People are more likely to have a second car to carry their bikes and gear elsewhere. Daily destinations are too far away for most people to choose to ride bikes. • Students are likely to occupy some of the condos, as is customary in San Luis Obispo, and they will bring more cars than even the required two spaces could accommodate. Office floor area and residential units should be eliminated to provide livable, comfortable residences and offices. Two -story residences and offices are more in context with the nearby buildings (the churches are landmarks and should be taller). The design should meet the City parking requirements. Save Our Downtown is agreed that the city ordinances should be followed. We believe waiving the ordinance parking standard in this case will have a significant negative impact on the neighborhood. If the city's ordinances have value they should only be waived when there are compelling reasons to do so. We do not find compelling reasons in this case. In fact there are compelling reasons to adhere to the existing parking standards. The exception allowance is too open- ended, "discretionary" and speculative. These standards should be revised, if not deleted, to require specific locational criteria, such as within a set distance from a bus stop or a grocery store. We suggest that you consider doing so in order to rely on the Variance as the method for exceptions. We hope that you will agree that this important location should be residential and fully parked. Thank you for your consideration, s/ James Lopes Chairperson 1336 Sweet Bay Lane San Luis Obispo, CA 93401 805 - 602 -1365 Council Agenda Report Meeungoate June 10. 2014 „1 Item Number: PHI FROM: Derek Johnson, Community Development Director Prepared By: Pam Ricci, Senior Planner SUBJECT: AMEND SITE ZONING BOUNDARIES AND VESTING TENTATIVE MAP (TRACT 2928) FOR MIXED -USE PROJECT AT 1321 & 1327 OSOS (CITY FILE NOS. GP /R, ER & TR 96 -13). RECOMMENDATION As recommended by the Planning Commission: 1. Adopt a Resolution (Attachment 7) approving the General Plan Amendment reconfiguring the boundary between the Medium -High Density Residential and Office designations on the site, based on findings, including a finding supporting the preparation of an Addendum to the previously approved Mitigated Negative Declaration, and approving a Vesting Tentative Tract map, based on findings, and subject to conditions. 2. Introduce an Ordinance (Attachment 8) approving the Rezoning reconfiguring the boundary between the Medium -High Density Residential (R -3 -H) and Office (0) zoning designations on the site, based on findings. SITE DATA Applicant Representative Zoning General Plan Site Area Environmental Status Mission Medical LLC Oasis Assoc., Carol Florence Office (0 -H) & Medium -High Density Residential R -3 -H u (historical preservation overlay zone) v Office (0) & Medium -High Density Residential 23,600 square feet (0.54 acre) The City Council adopted a Mitigated Negative Declaration on August 18, 2008. An Addendum has been prepared to update the previous MND. V ;1 1 40 Old Town Historic District PH1 - 1 Council Agenda Report — Pacific Courtyards Project (GP/R, ER & TR 96 -13; 1321 & 1327 Osos Street) Page 2 BACKGROUND The City has received applications for a General Plan Amendment, Rezoning, Vesting Tentative Tract Map (to create both commercial and residential condominiums), and architectural review, to allow the development of a new mixed use project. The proposed mixed use project includes 8,050 square feet of office space and nine residential units on an approximately half -acre site located between Osos and Morro Streets that are currently used as a parking lot. This project has a complex review process given the range of different entitlements being requested and the surrounding historic resources. Therefore, it requires the review by the Cultural Heritage Committee (location in a historical district), Architectural Review Commission (design review), and Planning Commission (tract map and rezoning), as well as the City Council for final action on the same entitlements that the Planning Commission reviewed. This process results in some overlap of advisory bodies' purviews as well as questions about the order of review process steps. In this case, the project was reviewed by the Planning Commission on April 9, 2014, despite some reservations with aspects of the project design with the review of an earlier version of the project plans by the CHC and ARC. The rationale to schedule the project before the Planning Commission was that the rezoning and VTM review are relatively straightforward requests and the massing and architectural details of the project will be the focus of the ARC's final design review of the project that typically is the last step in the overall project review process and includes input from the CHC. The outcome of the April 9t" meeting was that the Planning Commission recommended approval of the General Plan Amendment, Rezoning, and Vesting Tentative Tract Map to the City Council. The Planning Commission unanimously (Draze absent) recommended the approval of General Plan amendments and Zoning Map changes and recommended (4 -2 -1) with Multari and Dandekar voting no (Draze absent) to recommend the approval of the tentative map for the project. Attachment 5 includes the minutes and reasons for the two dissenting votes on this recommendation. DISCUSSION Attachment 6 includes the Planning Commission staff report which provides a detailed project description, previous project history, and detailed analysis of the requested entitlements. The following discussion provides a summary of the entitlements before the City Council: General Plan Amendment /Zoning: The applicant is requesting a General Plan Amendment and Rezoning to "flip" the zoning and land use from what was approved in 2008 which will orient the offices uses to Osos Street and the residential development 1to Morro Street consistent with the land use prosed in the current version of the project. The proposed General Plan amendment and rezoning will be reconfiguring the boundary between the existing land use and zoning categories on the site rather than changing them to establish a different zoning or land use. PH1 -2 Council Agenda Report — Pacific Courtyards Project (GP/R, ER & TR 96 -13; 1321 & 1327 Osos Street) Page 3 Existing Zoning N Figure 1. Zoning Exhibit �r Proposed Zoning •w � 41 � M D Staff s Anal The project is consistent with the City's General Plan Land Use Element in that the proposed rezoning and general plan amendment involve adjusting the boundary line between existing designations on the site, rather than changing them to another category that does not currently exist at the site. Because the land use and zoning categories are simply being redistributed, the proposed changes to the City's maps accommodate the planned redevelopment of the site with uses and improvements that will be compatible with other properties in the same block that are either zoned Office or R -3, Medium -High Density Residential. Vesting Tentative Map 2928 The applicant has submitted Vesting Tentative Map 2928 which is essentially a one lot common interest subdivision to divide the proposed mixed -use project into both residential and commercial airspace condominium units. Unit boundaries for both the commercial and residential condominium units correspond to the outline of planned buildings. Staff's Analysis: The proposed subdivision complies with the City's Subdivision Regulations and can accommodate the existing and proposed site improvements without exceptions to the City's property development standards. The specific massing and layout of units within the project are subject to some changes with final design review of the project by the ARC. Therefore, Condition # 6 is included to allow the Community Development Director to review any necessary revisions to the final map that may be precipitated by future project modifications. Planning Commission Review On April 9, 2014, the Planning Commission reviewed the project and has forwarded a recommendation for approval of the requested zoning reconfiguration and VTM 2928 (Attachment 5). The Planning Commission separated the recommendations on the two entitlements into two separate resolutions. Resolution No. PC- 5601 -14 recommended approval of the General Plan PH1 -3 Council Agenda Report — Pacific Courtyards Project (GP/R, ER & TR 96 -13; 1321 & 1327 Osos Street) Pace 4 Amendment and Rezoning on a 6 -0 vote; Resolution No. PC- 5600 -14 recommended approval of the VTM on a 4 -2 vote. The two commissioners casting dissenting votes on the VTM raised concerns with prematurely approving the VTM because of the extent of potential changes to the map that may be needed based on the ultimate project design that is supported by the ARC, as well as the ARC potentially feeling obligated to approve the same general footprint that the Planning Commission reviewed. The majority of Commissioners were comfortable with staff's assessment that the needed technical changes to a one lot common interest subdivision are inherently straightforward (following the spatial configuration of the ultimate building form), and that the ARC therefore would be able to make a decision on the final massing of the building despite the VTM approval being in place. Citizen Participation Three members of the public spoke at the Planning Commission hearing as reflected in the attached 4 -9 -14 minutes (Attachment 5). Written correspondences received for the Planning Commission hearing and since then are available for review in the Council reading file. Environmental Review On August 19, 2008, the San Luis Obispo City Council approved a Mitigated Negative Declaration for the prior version of the project. Section 15164 of the CEQA Guidelines allows a lead agency to prepare an addendum to a previously adopted Negative Declaration if only "minor technical changes or additions" have occurred in the project description since the initial study was originally prepared. In this case, the revised project description is updated through the Addendum and documentation is provided that no new significant environmental impacts are created by the modified project. CONCURRENCES The applicant's requests have been reviewed with the Community Development (Building), Public Works, Utilities and Fire Departments, and all consulted departments concur in the recommendation. FISCAL IMPACT When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which found that overall the General Plan was fiscally balanced. While there is a General Plan Amendment associated with the request, it does not increase the overall area proposed for development or affect planned land uses. Therefore, the proposed project can be found to be consistent with the General Plan, and accordingly have a neutral fiscal impact. PH1 -4 Council Agenda Report — Pacific Courtyards Project (GP/R, ER & TR 96 -13; 1321 & 1327 Osos Street) Paee 5 ALTERNATIVES The Council may deny the General Plan Amendment/Rezoning, based on findings of inconsistency with the General Plan, or may deny the VTM, based on findings of inconsistency with the Subdivision regulations. 2. The Council may continue review of the project, if more information is needed. Direction should be given to staff and the applicants. ATTACHMENTS Attachment 1: Vicinity Map Attachment 2: Reduced -size project plans Attachment 3: 11 -25 -13 CHC follow -up letter, resolution & minutes Attachment 4: 12 -16 -13 ARC Follow -up letter & minutes Attachment 5: 4 -9 -14 Planning Commission follow -up letters, resolutions & draft minutes Attachment 6: 4 -9 -14 Planning Commission staff report without attachments Attachment 7: Draft Resolution Attachment 8: Draft Ordinance Available on website & in Council reading file: Addendum to Mitigated Negative Declaration and written correspondences Distributed to Council: 11" x 17" colored project plans & larger size VTM 2928 & civil drawings PH1 -5 C -D E6 ES R -4 -H -4 - w - 0 m PF -"m - VICINITY MAP File No. 96 -13 A 13270sos p„ 6 PACIFIC COURTYARDS REZONE &VESTING TENTATIVE TRACT MAP NO. 2928 APN 002-442-013, 014 AND 020 SAN LUIS OBISPO, CA 93401 MISSION MEDICAL„ LLC 1880 SANTA BARBARAAVENUE SUITE 110 SAN LUIS OBISPO, CA 93401 CPTY OF SAN LUIS ORl$F0 COMMUNITY DEVELOPMENT DEPARTMENT; BTAG, Ravisvd 0 FEBRUARY 2014 Ra�ad 17 OCMDE8 2013 24 JUNE 2013 PH1 -7 N PACIFIC COURTYARDS REZONE &VESTING TENTATIVE TRACT A MAP NO. 2928 APN 002-442 -013, 014 AND 020 SAN LUIS OBISPO, CA 93401 MISSION MEDICAL, LLC 1880 SANTA BARBARA AVENUE SUITE 110 SAN LUIS OBISPO, CA 93401 PROIIT(7 IN FO RIIATION ZONtNG: MCAllmr -I ligh Density Residential (11-3) mod Office (0) PAl2('1'W z- -5 hues/23,600 SF (0) .22 aacs;(10).32aeres 1)1 ?NSI'LY: Allowed- 10.5 density units - 12 DC` /acre in (0) 18 DC /aw in (R -3) - 25% dwtsiiy bonus for nllordahlc housing Proposed- 9.6 density units - 9 (belling units C- (2) 3 -bed—I r unit s L5 density units -(6) 2- bedroom units s 1 density unit . (1) 1- bedroom ._6(1 —sity, it FLOOR AREA RATIO: Allowed- 1.5 FAR Proposed -.78 FAR - Gross building Moor mca 18,310 SF/ project site area 23,600 SP 17U..11 A%1S f� 111Gil 1. Allors-ed- 3.5 Ices Proposed -35 firer Office- stories-Lb graund -leV ell— king ,lt- identird- 2 stories over ground -level p:n king I LILDING SETBACKS: Requued- Strca v-1 15 fcct, Side ymc15 feet (iniuinunn) Proposed- Street yard 15 feet. Side yard 5 feet (and greater for upper levels) OPEN SPACE: Retuned- 3,6011 SF 5 - (9) s 100 SF /unit fur PHITIte. (9) s 100 SF/unit for Common; :md (9) s 10 ShYnnit [2- -honed �rr3,823 Propose I- 5,962 SF SF Private, 1,175 SF Common, 661 SF RcrnatiunaL PARKING: Rcgnued- 31 spaces plus 2 mal 1 bigde Proposed- 31 spares plus 2 mo(orcycfe curl 26 bicide. m+ r--r PH1 -8 N (1) VIEW SOUTH DOWN OSOS STREET Pacific Courtyards Mixed- -Use a �If11 91�i1�f iilf III 03 n S wnrry 9. xoia CUNINnAM 6 O P CD �F PH1 -9 N (2) VIEW NORTH DOWN OSOS STREET Raclfic Courtyards Mixed -Use (4) (s) a rt r-r n 3 r�nens, zou CUNINSAM G A 0 V CD e�h PH1 - 10 N 5q (3) VIEW DOWN MORRO STREET 11 f1 ii,t.� !y PaciRc Ctu"ards Mixed -Use (4) VIEW ALONG SIDE OF COURTYARD 0 i ..�... .. CUNINAM ✓1 O m P •V r`1• PH1 - 11 N 1151 7' 30' -0" 20' 7' 25'$ 10' -0" 173' t 71Y&Q" 11 j I 3pqr 30' -0" i 17' -0" 15'{1" SETBACK 1 ,\ I I I r i r Y I EXISTING BUILDING l _ �' � SW Phhy wasmowr I f Lobby Trash Ellc EXISTING BUILDING Y I � ileV C 11 Bike Rack o0 — - � Driveway —� L -- - - - - - - - - - - - - - °- -- -- - -�- - - - — -- - - - - - - §. ,Y 4 20, -0 " rwrt.nrrK — EXISTING BUILDING EXISTING PARKING EXISTING BUILDING *See Landscape drawings For driveways, walkways, and landscape 1 LEVEL 01 FLOOR PLAN - A1 �J D >y n Pxacif r, Courtyards Mixed -Use cuNI -9— � n o v CD r-- PH1 - 12 N az,_G„ _ I b v TunNwme 8 a :o TrNU11hOCn8A FSS6K CIA I L - -� Courtyard v v L_� n Y WSF TH' 1' THIEZ �' mixer � b i nto- Private Roomy I� Teaace - r- -- _ - - -- - - -- -- J tti' ti �c I 2r -fir io._a� - ys. -u° LEVEL. 02 FLOOR PLAN Pacific Courtyards Mixed -Use 0 n CUNINAM G R 0 P CD Prt PH1 - 13 N 1 I I J #10fiE I w TQh" mA slate I t neA Tvxnalwna G . AA SF rrla irl e� TH,FZ u i Tm�nhmreA 1 I OX:' .,l � Pacific Courtyards Mixed -Use I Ifs OTOTON R Q I BaWm 0 n r.A+rr a. rRw CUNINd - 6 R CD R r—h PH1 - 14 N Project Summary Residential Commercial Area Count Floor Area Townhome A 3 1,240 sf 2- bedroom +2.5 Bath Open Space standard compact total Townhome B 1 1,320 sf 2- bedroom +2.5 Bath single 20 3 23 spaces Townhome C 1 1,290 sf 2- bedroom +2.5 Bath 2nd Floor Office 2 Townhome D 1 1,230 sf 2- bedroom + 2 Bath Office .3 1,650 sf Townhome'El' 1 1,610 sf 3- bedroom +2 Bath 1,990 sf 400 sf Townhome'E2' 1 1,590 sf 3- bedroom +2 Bath Townhome D, ES, and E2 specific Parking 1 Bed Apt. 1 650 sf 1- bedroom +1 Bath standard compact total Project Totals 9 11,410 sf NOTES: 1. Average grade on site = 212.0' 2 Maximum height= 35'-0" or 247 0" to top of roof Commercial Area Shared Parking Open Space standard compact total 1st Floor Office 1 1,050 sf single 20 3 23 spaces tandem 5 0 5 spaces 2nd Floor Office 2 2,160 sf 258 sf total 25 3 28 spaces Office .3 1,650 sf Note: 2 Accessible parking spaces included In standard count 3rd Floor Office 4 1,990 sf 400 sf Office 5 1,200 sf Townhome D, ES, and E2 specific Parking Total 8,050 sf 658 sf standard compact total single 6 0 6 spaces Automobile TOTAL parking 34 spaces Motorcycle 2 spaces Bicycle Short-term 4 spaces Long -term 22 spaces Total 26 spaces Sb Section 1, -fa 61 Paclific Courtyards Mixed -Use PH1 -15 a v 0 CUNINAM CD r-r L t!lp CONCEPT NOTES tIA > ?ACIFIC COURTYARDS MIXF.-[)-OSr,. TICONCEPTUAL LANDSCAPE PLAN not GROUND klJOGR rT AN Wil-WHISPO, CA %W00N MCOIL At, VAR MV.0. I PH1 - 16 I I utl N 0 y r CONCEPTUAL LANDSCAPE PLAN I.EV ELS 2, 3, AN D ROOT F€altnu S, 2014 PH1 - 17 CD N Overall Open Space Requirements TYPE lwt-\ SP,yCN. µE411.IkEn OPEN SPACE: PROVIDED Pii�el. 100 �I'unii 1VU 51 3,8 ?] f niu.n.,n IOn .. ,nu. 8111 i 1,475 u R n llm 0,P 1e151 664 r'nm blued land AWD,V awlE 3A. 1M 5,962 it �•- tj ILI r Private Open Space Provided (Decks and Roof Deck) for Unit Types DNI I "TYPE SPACE - 'TYPE SQ P,I. TOTAL O 10'x39'5" lna! A DIMENSION' 2 COURTYARD COMMONS OPEN SPACE. YDw11NY11NtA.11 k r�'$ ". 17'P*4 181 117 560 1'owahoaaAh IY'e 12'8' RoMm"k 7'x IT Porch 183 119 502 'I'o Ac 17' x 22'6' Ro9T DCek 383 896 -lanc 19'a 27'Parch 5D 'I'nwnhome 1.1'6 "x 14'Rmr Deck 189 426 D. 17x19'9 "1'o'ch 217 '1'owahamcC 14'x 20'RoarUmk 280 10' x 18'4" Porch 183 463 13' x 20' Root' Deck 360 341 I'r -hnmo D 9'x 9'Deck 81 'r —hone Nil 12'x 19'Ruof D.vk 228 228 I'ownhome H2 12'x 19'Raof Dcck 228 228 Apanmcat (PI 6'x 111' Parch 180 180 1;}m]m.gT I" '_j s r Common Open Space Provided how '- I - 4, 0 M -- I 4 e I AREA pIABE'.h11ONS A y"a 9(2, F L 1431,11, I NORIIISEAIINOARFA O 10'x39'5" lna! 394 2 COURTYARD COMMONS t I'rcB�tlurliy h, I ed nJ I,O81 .1. DRllli/.I!WAY (iANUliNS 83, B'xe3' 664 3,139 n on 0 t •r� r--e- PH1 - 18 N (B) 4" PAINTED CEMENTITIOUS SIDING Paclflc Courtyards Mixed -Use (H) ALUMINUM FRAME WINDOW fy n CUNIN AM 4 0 P CD .rt PH1 - 19 N (C) CORTEN STEE! f, .1 .113 PI I ) M I't A TSI WINDOW I n Pacific Courtyards Mixed-Use .,. CUNIN AM G R o v \V T r-h PH1 - 20 N (D) 2'x8' HARDIE BOARD PANELS E) PRE -CAST CONCRETE ,i 91 i■ il iii. M ORRO STREET ELEVATION 1/16 " =I' -0 Pacific Courtyards Mixed -Use (A) SMOOTH TROWELLED r(C) CORTEN STEEL PLASTER (F) STEEL CABLE RAILING (G) STEEL FRAME WINDOW NONE", h ■ � `�1 ■l1�1��'1�1� X111 � � OSOS STREET ELEVATION 1/16 " =1' ,PAINTED STEEL LOUVERS ( B ) 4" PAINTED CEMENTITIOU.S SIDING ALUMINUM FRAME DOW I r•-F• rah n r.a".ry a, zoia C U NIN 11 M G A Om P /n r-h PH1 - 21 N COLORS AND MATERIALS SIDING (A) SMOOTH TROWELLED PLASTER (B) 4" PAINTED CEMENTITIOUS SIDING -s- (D) 2'x8' HARDIE BOARD PANELS At (E) PRE -CAST CONCRETE (C) CORTEN STEEL (F) STEEL CABLE RAILING Paciflc Courtyards Mixed -Use COLOR PALLETE WINDOWS i RED POWER WHITE HEAT (G) STEEL FRAME. SUMMER LIGHT GRAY DAFFODIL !7, 1 WHITE BEACH (H) ALUMINUM FRAME D n .:- .,_.,- .... CUN1Nfi13�AM G X O P rh PH1 - 22 N �I�n UrOi� Second Level Townhouse A, unit plans scale: 1/8 " =1' -0" Pacific Courtyards Mixed -Use 111 vvm.,l �o s � 0 Third Level Fourth Level (Roof) 03 i ...,+ CUNINAM e e o v PH1 - 23 N Q l•v 1 Q^4 P%wy- irk +ll:Oa Townhouse B, unit plans scale: 1/8 " =1' -0" Pacific Cotlrlyards Mixed-Use Prl a Flat v 0, �I 0 i LU 03 CUNIN O�AM CD ,--r PH1 - 24 N w� Townhouse C, unit plans scale: 1 /8" =1' -0" Pacific Courtyards Mixed -Use i It'-p" t W, (Ua- 264 p /or 12 %o" ?vw ploor 7H G r ^"Y } I=rGe� to v 1 7l�-Ec" v AWV.it*.m4 CUNIN AM G R O P CD 7 rt PH1 - 25 N = =� Townhouse D, 'El', and 'E2, Second Level scale: 1/8 " =1' -0" Pacific Courtyards Mixed -Use '70DI P/We 1"9� i 0 CUNINIIM G R O P CD .-r PH1 - 26 N I n ff f• IU1 1 it and r w Townhouse D, 'El', and 'E2, Third Level scale: 1/8 " =1' -0" Pacific Courtyards Mixed -Use 0 n CUNIN<AM G R O P CD �F PH1 - 27 N 4 Townhouse D, 'El, and 'E2' Roof Plan scale: 1 /8 " =1' -0" Pacific Courtyards Mixed -Use 0 0 CUNINi.- G N 0 P lV T �F PH1 - 28 N �elsei .J h+ I I, a C,. I hire, l Idt -rI( CuJI j1ltr� tII( /ii rIJII/ .ItoJ.r-1 I � (,Vc� (x;z I a iKU, 7)) PACIFIC COURTYARDS A MIXED USE DEVIii.%9RAVEW APN 002. 442.013.014 AND 020 SAN LUTS031SP0. CA 95401 i;I,l,h,),l: MISS O.N AAEDICAL, LLC 1130 S.AN'TA BARBAFA AM LIE Si3ITE I I Ll SA.0 wig 013ISFOXIN915.11.3 I'rcpa,-cd inJ; C:I` €'Y O F SAN U IIS ORISPl"1 CC7MML1NITY DI"VIA,OPMFNWF i EVAR`I' M 1: N'V. I.rOM 6 1 1 2 2014 s- Y. r • i r `w Sheet Index: 1. Review Comments & Project Design 6, North Elevation 2, Osos Street Design 9. South Elevation 3. Morro Street Design 10 Morro Street & Osos Street Elevations 4, Site Parking 11. South Osos Street Perspective S- Pedestrian Experience 12_ North Osos Street Perspective 6. Level 01 Floor Plan 13. Courtyard & Morro Street Perspective 7. Level 02 Floor Plan 14, Morro Street Perspective Note- Minor modirmium to the floor plum, e! rime, and persperum from the Detign Schematic dared February 6 2014 arc included in this prrkage. While the ouerad deign bas remained comi—t. any minor incomioeneier bettmen the Deign Schemrs is and this package are due to the prog —ion of the p jet deign Prepared by: OAS Is ASSOCIATES 1UNINON1111 a n o u r ,1 ert PH1 - 29 N foci fir I nlirP) i7trl.- .,located mtd•blcek on U.sas Street and Morre Street (ImtvMen Pidflc Strestand Pismo Street) Is a mixed•ufad dsvelopmentwlth 8,050 SF of commercial - office space and 9 residential units, The subject property is currently used as a surface parking lot. A portion of the property is within the Old Town Historic District and is also adjacent to two (2) master list buildings on Osos Street The project design was reviewed by the Cultural Heritage Committee (CHC) on November 25, 2013 with a conceptual design review by the Architectural Review Commission (ARC) on December 19, 2013. The following represents the collective CHC and ARC comments after review of the original, circa 2013, design and the responses that are reflected in the revised project design, circa 2014. rotwlr;rif�yaaiorrount at rrrrtin arriau&ttfen rorrrarra9nilding rnnniu w+uf rvajdrilga dire it more eomirtslbk with rnrnntafyp�ttrwxttsrs. (With span rr r+apArn1s r►rnLlmr rI+E Otos,Gtrer n4rtrrfer+l(CNC I, 7, ARCI) Osos Street Facade Dramatic changes to the Osos Street facade and roof lines include the following: • multiple and varled building setbacks and rooflines; • exterior patio spaces on the 2nd and 3rd levels; • amid - building" void" that echoes the courtyard configuration of the adjacent Del Rio apartments; • the Hat roofs echo the roof line of the adjacent Del Rio apartments and other commercial structures in the Old Town district; • a punctuated and stepped corner balcony on the 3rd level of the north facade facing the church; • alignment of the second story with the church roof eave, creating a harmonizing line between the two buildings. Morro Street Facade Design modification and elements compatible with the surrounding neighborhood include: • pitched roof lines with multiple gable ends on residential units relate m the roof Ilnes of the surrounding residential neighborhood structures; • massingofthe residential components clearly respectthe form, massing, and rhythm of the neighboring Old Town residential structures; • the streetyard setback imitates the siting ofexlsdng buildings wi thin the historic district, and Isminforced by the street -front two -story building with street - facing entry; color and material choices that relate to the style variations of the High Victorian architecture found throughoutthe Old Town District u PACIFIC COURTYARDS MIXED USE Window t rr t ntdxrfals �nlerrt dacll be riurpf erl nr nmu glribe p.mOrr efdt rest Grrorpo) wisdoms which are syrunretrical and proportional to building walls. ra.Nrrduh PropoMd. Elrlrinh,tte Ow rofnsrird prImmi.red wind idii "A 8nilding (ARC 6) naffs. Use a tffgm)t nrate+dd(f# r ilia mo i of tly fmft, (niMrrrg+unurdl rrrYr ad ueeue m dm Sewer,, NY AdvenNrt LNotrh dna(rddblefiwu Maio tot (A J. f) • The street-to-street frontage of the project and the related uses - commercial on Osos Street and residential on Morro Street, lends Itself to creating a cohesive palette ofmaterlals and colors, yet allows for a distinction between the two uses. The material palette has been simplified, while still providing finishes that provide visual and textural interest Oiast Street Materiels The materials and colors for the Osos Street Facade were selected to create a distinct building character that also integrates with the adjacent structures, including the following considerations: • out of respect for the church, building materials were selected to complement rather than mimic or copy the historic structure; • smooth trowel finished plaster, in shades of white, complement the surrounding historical buildings and provide a consistent tonal quality between the projectand adjacent structures; • simple precast concrete wainscoting at the building base enhances the human scale design; • materials traditionally associated with more industrial uses (e.g., corrugated and Corten metal panels) have been removed from the material palette; • light grey HardiePanel® provides areas of accent and textural contrast • a material change on the north facing 3rd floor facade enhances the recess of the upper floor away from the church; • the south facing3rd floorofFice area is clad In Prodema ®wood paneling, a contemporary translation of the wood accents found in the Old Town Historic District and • the changes In materials are designed to correlate to the building's articulation. Morro Street Resldvntlal Materials The residential facades have also been simplified, yet reflect the historic use of materials found on residential structures in Old Town and reflect: • brightly colored horizontal siding relates to the existing surrounding residential character; while • smooth trowelled plaster, in lighter shades, balances the mixture of materials. y� ?t , II A.r. lhrnrn+drr trrrrproponrb to posriGly rare some ojj''the tract in rhr prajrrr'r strrrryarrb: ls.+sla,nr fetentron of n'ees on Morro Street (CfIC 4, ARC 7) • The Jorge and state street iraes will remaln'an Oars Street. Wifortunetely, many o the existing street yard Imas arc nearing the oad of that raxptated Iffespan and would Hkoly ppsa a near -term safety he Replacement traes will be located throughout the protect and wi ll be chosen far their form, fu nrtton, Uhl t, tow wote r use, a n overall attractiveness. REVIEW COMME Window distribution and sizes have been simplified to reflect both the exterior design and interior use, including; • a balanced and symmetrical rhythm, reminiscent of the church's window arrangement; and to • provide the maximum amountofnatural light in both commercial and residential applications a. Pedestrian lur ourato nzntws into the project destgrr to xrove th/ pedestri,nt experience and JrrrrmrrHrea on both Morro and Osos Sts. (CH 3, ARC8 Osos Street • While the canopy of the existing street trees initially creates a more pedestrian scale, this isenhanced by sitingthe new building 15- feetfrom the property line.. This also allows for a suhstann al In adscape ptanong area.A ttreet level oHlca epaco, located on the notthwent Co., of the project. provides an enhanced streat preseucv. To demo rcate the entry to bath the msldentlsl and commercial components, a now on try patio area and well- defined entry feature facilitates pedestrian Interaction, while directing both residents and tenants to the entry lobby and elevator. Morro Street • The massing and articulation of the Morro Street elevation include features reminiscent of the Old Town residential structures: a street - facing entry door and front yard landscaping, 2n4 Boor balcony, and traditional window sizes and placement. Overall Project Amenities • Not to overlook the future tenants of the proposed project - new and exciting exterior use areas have been Introduced at the street level, podium level, and roof top. Both private and common area gardens abound. I r i 'he parking design to better meet City standards and allow for s fe and ef£eMnt pm)ret ingress and egress. (ARC 1) Major modifications to the shared parking Include: • a decrease In and relocation of the tandem parking with a net gain of four (4) standard spaces; • a limitation of entry drive aisle parking spaces to minimize cnuylexk> confl cts; and • a decrease In private garages to allow for greater Flexibility for sh;tm parking NTS AND PROJECT DESIGN SHEET 1 3/1 N PH1 - 30 N Original Submittal (2013) Oros Stl eel. Flavauon --Symmetrical, grouped windows --Del Del Rio Apartment _ _ _Prodema wood Varied building - - - setbacks and __ Smooth trowelled white r building panels articulation' Plaster finish Mid- bullding i •--Recessed curltarbph bregeway r with greyiinrtllaNui � 'void' Current Submittal (2014) 0Sp5 Street ICI ovation Pre -cast concrete Addition of ground Roor office 'Reduced area of third -Floor office space and wainscoting -- space enhances pedestrian created varied setbacks and articulation to experience reduce over all building massing PACIFIC COURTYARDS MIXED USE y�T Original Submittal (2013) Osos Sti eet Poi spective Smooth trowelled white plaster finish - - Recessed corner balcony Symmetrical, grouped windows Current Submittal (2014) O.SOS S[i eel. Pei pr. OSOS STREET DESIGN SHEET 2 MIMI (: 1 3/641 RI N Propcn Original Submittal (2013) Morro Street Pei spective 1336 Morro Street 132: Morro Street prrycrt Smooth trowelled plaster finish _Aluminum frame window, typ. r 'Ship lap" cemendous� Current Submittal (2014) Moi ro Street Bird's Eye View LACTiFIC COURTYARDS MIXED USE Current Submittal (2014) Moi ro Street Perspective r i 1336 Morro Street .-t MORRO STREET DESIGN SHEET 3 3i6lii ra PH1 - 32 N USE TYPE NOF SPACES 0 O SPACES c.2013 a2011 Residential Garage- Standard 3 6 Gamge - Tandem S Oamgo- Compact 2 Shared Parking SlundoM II 15 Tandem III 10 Compact 3 a.,a.•6• 2 11r—h. i :6 Total % Tandem* 53% 370/. For residential uses, no limitation in quantity of tandem spaces. For office development, tandem spaces are limited to 15% of total parking spaces. (17.16:060.K.1 & K3) PACIVIC COUXF YARDS 'MIXE D US G Original Submittal (2013) Site Plan Note: Eliminated d tandem parking spaces and added four standard parking spces, Current Submittal (2014) Site Plan � -Bike Rack I I Bike Rack � - -•,-_ `' rat'.- ...s'_ __2P — SITE PARKING SHEET 4 PH1 - 33 N TYPE c.2013 c.2014 Private 1,755 3.823 Common 1,219 1,475 Recreational 596 664 Combined Total 3,570 5,962 PACIFIC -20I) f. "YAFrPSAITYIEP LI.bE .. jo,.t . ❑A Residential Roof Decks (108 s. f.- 260sF) ❑0 Residential Balcony (66 s.f. - 108 s.f) B A e © Residential Common Open Space I �1 - Iu�i• `Y !' A i A I. A PA t A A �. 8 '.. ly 0 A �r _ate C_- Original Submittal (2013) Site Plan _R� EnhanF„cv:d uvIng r� c A Current Submittal (2014) Site Plan �.V ,v N i4 0 0 Bike Rack � • • � Seca}Ay Bale !! I Driveway ---------------- - - - - -- - - - - - -C EXISTING BUILDING EXISTING PARKING EXISTING BUILDING *See Landscape drawings for driveway, walkways, and landscape L 1 LEAL Pf FLOOR PLAN _ Al r = zaa• - __ _TRACK E%19171NG BUILDING i 11 0 b GD• -a' I r 3a -D° i i f 21 PAC I IC ;,l I C P: I, N: : LEV ELL 01 FLUOR PLAN 16 PH1 - 35 N ` / � ~^ � '| | / | / / | | / / | | / / | / / - -J CD �� NJ PH1-36 (C) 2'X8' PRODEMA WOOD `(D) 2'X8 HARDIE BOARD (A) SMOOTH TROWELLED (B) 4" PAINTED PANELS i(D) i(A) i(B) SIDING H) ALUMINUM FRAME (INDOW (TYPICAL) II( 17 R 1I� 11 111 NORTH ELEVATION 1/16 " =1' -0" LRD+MTNED USr (F) STEEL CABLE RAILING (D) 2'x8' HARDIE BOARD (A) SMOOTH TROWELLED PANELS (PLASTER PAINTED STEEL LOUVERS (F) STEEL CABLE RAILING 1(E) PRE -CAST CONCRETE ALUMINUM FRAME DOW (TYPICAL) NORTH ELEVATION SHEET 8 3/69 PH1 - 37 N (F) STEEL CABLE RAILING (B) 4" PAINTED (A) SMOOTH TROWELLED (C) 2'X8' PRODEMA CEMENTITIOUS SIDING PLASTER WOOD PANELS (H) AL TH TROWELLED MINUM FRAME j WINDOW (TYPICAL) (PLASTER OPEN TO GARAGE I SOUTH ELEVATION 1/16 " =1' -0" PAINTED STEEL LOUVERS (TYPICAL) PAINTED METAL GARAGE DOOR (E) PRE-CAST CONCRETE (TYPICAL FOR 3 UNITS) PAC COURTYARDS MIXED U,SC � - 11111110 11, A ALUMINUM FRAME ,•!:,DOW (TYPICAL) D SOUTH ELEVATION SHEET 9 3/619 [D PH1 - 38 N (D) 2'x8' HARDIE BOARD PANELS E) PRE -CAST CONCRETE (B) 4" PAINTED CEMENTITIOUS SIDI I 1161, wi u U MORRO STREET ELEVATION 1/16 " =1' -0" ','kCIfW C(11)t II "%A RIDS, NAf,XEi"," tags, (A) SMOOTH TROWELLED PLASTER (B) 4" PAINTED CEMENTITIOUS SIDING (H) ALUMINUM FRAME WINDOW (TYPICAL) r ■ (C) 2'X8" PRODEMA WOOD PANELS (F) STEEL CABLE RAILING PEN TO GARAGE (G) STEEL FRAME WINDOW n OSOS STREET ELEVATION 1/16 " =1' PAINTED STEEL LOUVERS (B) 4" PAINTED CEMENTITIOUS SIDING (H) ALUMINUM FRAME WINDOW (TYPICAL) C►l MORRO STREET& 9SMSTREET RMATMW SHEEN 1O 3/619 PH1 - 39 N WINE,'�t��' � I 4k -' - RELATIONSHIP WITH SEVENTH - DAY ADVENTIST CHURCH -The white stucco relates to the white _ - painted siding of the Church. - — r -The set back and change to horizontal siding on the third level lines up with the roof eave of the Church. -The vertical paired windows directly 111 relates to the repetitious paired windows - - of the Church. ' 1 1) VIEW SOUTH DOWN OSOS STREET fl} FAC_ IF.' lilt' c0k';R F� 'MINCED C31 1!; SGIUMOSOSSTRETT i't R5F`FCT,1 T 11 3164- (D PH1 - 40 N PAC1FTC C0UW1'YARUS MIXED USE (4)) ^erg I �tA � Ini t I 4 I RELATIONSHIP WITH ARCHITECTURE ALONG OSOS STREET The white stucco acts as a bond between the stucco apartment buildings to the south and the white wood siding of the church to the north. -The elevated box acts as a unique architectural feature that will add an aesthetic to the block and help with the shift in building scale from two story to the north, to three story to the south. -The balcony on the second level facing Osos street brings the scale of the facade down to a human scale and helps the building blend into it's residental surroundings. NORTH OSOS -S"1` EET PERSPECTIVE SHEET 12 PH1 -41 RE D N va 12 Illl��ea !� x:1111111 MINIMA (3) VIEW DOWN MORRO STREET RELATIONSHIP WITH ARCHITECTURE ALONG MORRO STREET -The painted cementitious siding relates to the adjacent homes with wood siding along Morro Street. -The regular window patter ns of the condo units relate to the neighboring homes and the block ed out window sections show the relationship with the comercial side. -The gabled roofs represent a residential feel that blends in with the context along Morro Street. (4) VIEW ALONG SIDE OF COURTYARD USE 1a f7 PH1 - 42 N RELATIONSHIP WITH ARCHITECTURE ALONG MORRO STREET -The painted cementitious siding relates to the adjacent homes with wood siding along Morro Street. -The regular window patter ns of the condo units relate to the neighboring homes and the block ed out window sections show the relationship with the comercial side. -The gabled roofs represent a residential feel that blends in with the context along Morro Street. (4) Y• i;ti (6) VIEW ALONG MORRO STREET Y ' Ai C7 MORRO STREET PERSPECrriVE SHEET 14 4f44 PH1 -43 N OT 9 LO- LOT 7 LOT 2 zr — _ __... _._ �n.w -u• .._... .... _.� � ® r.,. w,. mow„ ® .um.. �. P O LOT 3 LOT 11 i _ LOCI 1 OT G ,r _ LOT 12 µ� .x ars•n ,..a LOT 13 } LOT 5 zw LOT 85 _OT 14 106° OR LOT 6 i 9a.dz:_ic.lfi .he"1'r- VES PING fACTTI NAP BRRACT NO. . 2928 u „w, • "°"° °O �oR coNOO,wnIU,H �u RNOSFs PACIFIC COLR'YAPDS . :aa..% CD r-F PH1 - 44 N Ui tl� H v) O O F W LLJ J) O V) O N! GRAPHIC SCALE v S tG '"!W AT W- MA rre - -i crvn v -, PAC �r Ct]e '"A t' S rt PH1 - 45 N COMMERC A. - COMMER_;7n .� Jh. r � W 7 e, UN 17 3� . �(n 1 - -• -•- r � UNIT ... — I ;UNIT�� UNIT UNIT ---5--- O I � � 2 3 i UNI- V tl I V) — _. O O- -- _ ............ _ — J) S THIRD LEVEL SECOND LEVEL 0 Ui tl� H v) O O F W LLJ J) O V) O N! GRAPHIC SCALE v S tG '"!W AT W- MA rre - -i crvn v -, PAC �r Ct]e '"A t' S rt PH1 - 45 N -- COMMER_;7n .� i' W L,J I ON T 6 . IO Z Z Z f V ._ JNI- 9 _ 3 l SECOND LEVEL x ' a tl :31 N E ?CIA, . e PARK 4 -9 AND COMMERCIAL PARK PARK: PARK ry s O PRST LEVEL Ui tl� H v) O O F W LLJ J) O V) O N! GRAPHIC SCALE v S tG '"!W AT W- MA rre - -i crvn v -, PAC �r Ct]e '"A t' S rt PH1 - 45 N I 4 . L k C _ o Qr U � o O e 4 crsnaiu sc ilc U ro m lliSd4' LG" O6+ArIr£'4 cFOF �O 1111-111 '111 A' 11 0 BBNCN,VARK IldAdi�rma raw aw PACIFIC COURTYARDS TOPOGRAPHIC SURVEY C1.0 PH1 -46 iv e.ry�{tgAr � ; �• K , F• q P 4� t. . i - ....... ... _MCA l 10 i CFp _ o Qr U � o O e 4 crsnaiu sc ilc U ro m lliSd4' LG" O6+ArIr£'4 cFOF �O 1111-111 '111 A' 11 0 BBNCN,VARK IldAdi�rma raw aw PACIFIC COURTYARDS TOPOGRAPHIC SURVEY C1.0 PH1 -46 iv PA STREET II 1 I I x? Irb 10 � ..� f ®.�w_ w c I �:. t- u tee 'A Ilk o ®^� 1 PACIFIC COURTYARDS �w«�� •.....a..,+ -�M. � -` + PAVLWWARY GRADING AND DRAINAGE PLAN PEELfAFINARYGFP OWG AND DRAINGE PLAN •' .-r PH1 — 48 ry . ........ EXISTING IS CONDITION PROVOSED FRWAGE WIPRIWA30ITS ........... I-.:. : �$: - 'It EXISTING PARIONG CONDITION MORRO STREET PROPOW FRONTAGE IMPROVEMENTS MmOAf&tr-, PACIFIC COURTYARDS PRELIMINARY FRONTAGE IMPROVEMENTS C3. PH1 - 49 K) .� PACIFIC STREET --- w.�.. «. STREET On- m A0HC TREET .... ------ I ic`� -..-•� � II d r j PlStifO STREE T 1f%9C STFiEE I .... re .. f • `� _ .- ....., ` ��r` 1 � p .. off. �• _ �{' PACIFIC COURTYARDS PRELIMINARY COMPOSITE UTILITY PLAN hthlslFYMICe Pawrxk►r cauzuarc�,w v `. ^ . ` zr 3 rrr.uew �F PH1 - 50 ry Attachment 3 city o sAn hues Mir oBISPO Community Development Department • 919 Palm Street, San Luis Obispo, CA 93401 -3218 December 9, 2013 Mission Medical, LLC 1880 Santa Barbara Avenue, Suite 110 San Luis Obispo, CA 93401 SUBJECT: ARC 96 -13: 1327 Osos Street Review plans for a mixed -use project including nine (9) condominium units and 8,000- square feet of office space in the Old Town Historic District Gentlemen: The Cultural Heritage Committee, at its meeting of November 25, 2013, recommended that the Architectural Review Commission (ARC) deny your project, based on the following findings: Findings The project is inconsistent with the Historic Preservation Program Guidelines because its massing, materials, and architectural design are not compatible with neighboring buildings in the Old Town Historic District. The decision of the CHC is a recommendation to the ARC and, therefore, is not final. This matter has been tentatively scheduled for public hearing before the ARC on December 16, 2013. This date, however, should be verified with the project planner. If you have questions, please contact Pam Ricci at (805) 781 -7168. Sincerely, Phil Dunsmore Senior Planner Long -Range Planning Attachment: Resolution No. CHC- 1011 -13 cc: County of SLO Assessor's Office Carol Florence Gammon Partners II, ETAL Oasis Associates c/o Westpac Investments, Inc. 3427 Miguelito Court 895 Aerovista Place, #100 ®San Luis Obispo, CA 93401 San Luis Obispo, CA 93401 The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. PH 1 - 51 Telecommunications Device for the Deaf (805) 781 -7410. Attachment 3 RESOLUTION NO. CHC- 1011 -13 A RESOLUTION OF THE SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE RECOMMENDING DENIAL TO THE ARCHITECTURAL REVIEW COMMISSION OF A MIXED -USE PROJECT IN THE OLD TOWN HISTORIC DISTRICT WITH 9 RESIDENTIAL UNITS AND 8,000 SQUARE FEET OF FLOOR AREA, R -2 ZONE, AT 1321 & 1327 OSOS STREET, ARC 96 -13 WHEREAS, the applicant, Mission Medical LLC, filed an application on June 15, 2013, for review of the proposed mixed -use project in the Old Town Historic District; and WHEREAS, the Cultural Heritage Committee 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 November 25, 2013, for the purpose of reviewing the mixed -use project located at 1321 & 1327 Osos Street; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the Cultural Heritage Committee has duly considered all evidence, including the testimony of the applicants, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Cultural Heritage Committee of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the Cultural Heritage Committee makes the following findings: The project is inconsistent with the Historic Preservation Program Guidelines because its massing, materials and architectural design are not compatible with neighboring buildings in the Old Town Historic District. Section 2. Environmental Review. The City Council adopted a Mitigated Negative Declaration (MND) for the project on August 18, 2008. An Addendum will be prepared to update the previous MND. Section 3. Action, The Cultural Heritage Committee does hereby recommend denial of the proposed mixed -use project (ARC 96 -13) to the Architectural Review Commission. On motion by Committee Member Taylor, seconded by Committee Member Baer, and on the following roll call vote AYES: Commrs. Taylor, Baer, Brajkovich, Hill, Wood, and Pavlik NOES: None REFRAIN: None ABSENT: Commr. Dandekar PH1 - 52 Attachment 3 Resolution No. CHC- 1011 -13 Page 2 The foregoing resolution was passed and adopted this 25h day of November, 2013. - a4 -LL : Phil Dunsmore, Secretary Cultural Heritage Committee PH1 - 53 SAN LUIS OBISPO CULTURAL HERITAGE COMMITTEE MINUTES November 25, 2013 ROLL CALL: Attachment 3 Present: Committee Members Sandy Baer, Thom Brajkovich, Jaime Hill, Patti Taylor, Victoria Wood, and Chair Bob Pavlik Absent: Vice -Chair Hemalata Dandekar Staff: Senior Planner Phil Dunsmore, Senior Planner Pam Ricci, and Recording Secretary Rachel Cohen ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of October 28, 2013, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARING ITEMS: 1327 Osos Street. ARC 96 -13; Review plans for a mixed -use project including nine (9) condominium units and 8,000- square feet of office space in the Old Town Historic District; R -3 -H; Mission Medical, LLC, applicant. Pam Ricci, Senior Planner, presented the staff report, recommending adoption of the draft resolution which recommends that the ARC approve the project, based on findings and subject to conditions which she outlined. Committee Member Hill asked staff if there was a difference in the square footage of the previously- approved plan and the current proposal. Staff commented that they were very similar and that the current proposed project provided less square footage. Committee Member Baer asked staff why there had been a drastic change between the two projects. Staff commented that a lot of time had passed, and the applicant had wanted to make some modifications. She also stated the applicant could more clearly answer the question. PUBLIC COMMENTS: The applicant team introduced themselves as Carol Florence, Hamish Marshall, and Emily Ewer. Mr. Marshall addressed the Committee's questions and stated that the reason they decided to alter the original proposal was to remove the underground parking and to orient the offices to the busier Osos Street. He noted that the change in architecture P H 1 - 54 Attachment 3 CHC Minutes November 25, 2013 Page 2 was influenced by the applicant's project at Railroad Square and the favorable response the market has had on that property. Ms. Florence followed Mr. Marshall's comments with a brief presentation. PUBLIC COMMENTS: Stew Jenkins, a resident and neighbor of the project on Morro Street, spoke against the project. He shared that he did not believe that the architecture proposed was appropriate to the neighborhood and asked the Committee to recommend that the ARC deny the project as it is currently designed. He added that many of his neighbors felt the same way and were unable to attend the meeting because they were away for the holiday. Diane Jenkins added that Morro Street indeed had consistent architecture. Aaryn Abbot, resident of Islay Street and local builder, shared he has worked on the project and that he really liked the contemporary architecture and felt that it helped to set the church apart from the new construction. COMMITTEE COMMENTS: Committee Member Wood shared that she was not comfortable with the design as it strays too far from the existing architecture. She added that the design should be something that assimilates into the neighborhood. Committee Member Taylor concurred. Committee Member Baer also agreed and added that the proposed project stood out too much, used too many different types of materials, and would be better situated next to Railroad Square. She also shared that she felt the 16 -foot driveway from Morro Street seemed confined. Committee Member Hill shared that the proposal should have looked to the historic structures in the neighborhood versus the 1970s architecture that exists. She commented that the subject property is different than Railroad Square. She felt that the above- ground square footage increased the massing of the structure. Hill also commented that the design should use more detail rather than more materials. Committee Member Brajkovich shared that the Historic Preservation Guidelines are somewhat contradictory. He also shared that he felt the proportion and composition of the structure, as well as the colors and materials of the project, did not fit in and were distracting. He added that he liked the residential component of the design but, overall, the project needed work. Committee Member Taylor shared that the project detracted from the ambiance of the neighborhood. PH1 - 55 CHC Minutes November 25, 2013 Page 3 Attachment 3 Committee Member Pavlik commented that he thought flipping the location of the residential and the commercial was a good idea. He also appreciated the effort to make the parking area less conspicuous. He added that he went to a symposium, "Minding the Gap," where they discussed mixing old and new architecture much like this project was attempting, but he felt that the contrast between the proposed project and the neighborhood was too great to bridge. On motion by Committee Member Taylor, seconded by Committee Member Baer, to deny the proiect to the ARC with the invitation that the applicant return to the CHC for approval of a new design. Committee Member Hill requested an amendment to the motion to change "invitation to return to CHC' to "required to return to CHC." AYES: Committee Members Taylor, Baer, Brajkovich, Hill, Wood, and Pavlik NOES: None RECUSED: None ABSENT: Committee Member Dandekar The motion passed on a 6:0 vote. Mr. Marshall requested guidance from the Committee on what items they would like to see changed in the plans. The Committee relayed the following: • Create a design that has massing more similar to existing architecture, i.e. pitched roofs. • Use glass more proportionally to the rest of the structure. • Make the project more pedestrian friendly /human scale. • Keep the existing trees on Morro Street. • Look to existing architecture for design details. 2. Staff a. Agenda Forecast: Nothing on the agenda for the December meeting. Staff person Dunsmore recommended the CHC cancel the next meeting. The Committee concurred. b. Staff shared that the City Council endorsed the recently - completed Historic Guidelines. 3. Committee — There were no further comments made from the Committee. ADJOURNMENT: The meeting was adjourned at 6:50 p.m. Respectfully submitted by, Rachel Cohen Recording Secretary PH1 - 56 dtllrllfl 111iiiii A ttachment 4 Cl of sAn hits' OBISPO sCommunity Development Department • 919 Palm Street, San Luis Obispo, CA 93401 -3218 December 19, 2013 Mission Medical, LLC 1880 Santa Barbara Avenue, #110 San Luis Obispo, CA 93401 SUBJECT: ARC -C 96 -13: 1327 Osos Street Conceptual review of plans for a mixed -use project including nine (9) condominium units and 8,000- square feet of office space in the Old Town Historic District Gentlemen: The Architectural Review Commission, at its meeting of December 16, 2013, continued consideration of the above- listed project to a date uncertain with the following directional items: 1. Modify the parking design to better meet City standards and allow for safe and efficient project ingress and egress. 2. Provide additional horizontal and vertical articulation to the Osos Street elevation of the project to create a building massing and roof design that is more compatible with surrounding structures. 3. The project materials palette shall be simplified in terms of the number of different materials proposed. 4. Eliminate the corrugated galvanized metal siding from the proposed project materials palette for building walls. 5. Use a different material for the walls of the new building immediately adjacent to the Seventh Day Adventist Church and visible from Osos Street. 6. Incorporate windows which are symmetrical and proportional to building walls. 7. Reconsider trees proposals to possibly save some of the trees in the project's street yards. 8. Incorporate features into the project design to improve the pedestrian experience on both Morro and Osos Streets. The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.PH 1 — 57 Telecommunications Device for the Deaf (805) 781 -7410. ARC -C 96 -13 (1327 Osos Street) Page 2 If you have any questions, please contact me at (805) 781 -7168. Sincerely, �'c u Pam Ricci, ICP Senior Planner cc: County of SLO Assessor's Office Carol Florence Oasis Associates 3427 Miguelito Court San Luis Obispo, CA 93401 Gammon Partners II ETAL c/o Westpac Investments, Inc. 895 Aerovista Place, #100 San Luis Obispo, CA 93401 Attachment 4 PH1 - 58 Attachment 4 SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES December 16, 2013 ROLL CALL: Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Greg Wynn, Anthony Palazzo, Vice -Chair Michelle McCovey -Good, Chair Jim Duffy Absent: None Staff: Senior Planner Pam Ricci, Assistant Planner Marcus Carloni, Supervising Civil Engineer Hal Hannula, and Recording Secretary Kyle Bell ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of November 18 and December 2, 2013, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1327 Osos Street. ARC -C 96 -13; Conceptual review of plans for a mixed -use project including nine (9) condominium units and 8,000- square feet of office space in the Old Town Historic District; R -3 -H and O -H zones; Mission Medical, LLC, applicant. (Pam Ricci) Pam Ricci, Senior Planner, presented the staff report, pointing out that it was a conceptual review and recommending that the project be continued to a date uncertain, with directional items. Commr. Curtis asked if the 2009 ARC approval of the architectural design had expired_ Ms. Ricci responded that it had. Commr. Curtis asked if staff or the applicant knew why the subterranean parking had been eliminated from the current version of the project. Ms. Ricci commented that it had to do with economics and that the applicant could further elaborate. Commr. Wynn asked if the other City departments had reviewed the plans. Ms. Ricci responded that the plans had been routed to the other departments twice; she noted that the Fire Department indicated that the buildings in the middle of the site need to accommodate qualifying access to upper floors. Commr. Curtis asked if staff had looked at the parking arrangement on Morro Street to see if the geometrics work. Ms. Ricci stated that staff had carefully reviewed the PH1 - 59 Attachment 4 ARC Minutes December 16, 2013 Page 2 parking. She noted that earlier plans for the Morro side of the development included garages facing the street. She acknowledged that the current parking off of Morro Street was tight, but met City standards. Carol Florence, project representative, introduced the applicant team and provided some background on the project. She commented on the tandem parking increase and how the project has changed due to comments from staff. Hamish Marshall, applicant, explained that the underground parking had become very expensive and had to be removed from the project. He added that the current parking arrangement works with the project redesign that flips the commercial and residential uses on the site. Jonathan Watts, project representative, commented on how the office tandem parking would work at the site with spaces allocated to tenants, and how tandem parking has worked in other office development that he is familiar with. Ms. Florence commented on the proposals to remove most of the existing trees on the site because they did not coordinate with proposed development plans or were near the end of their life spans. Mr. Marshall mentioned that recently a tree fell on a car, and that he consulted with the City Arborist after this incident. He indicated that the Arborist stated that some of the existing on -site trees are on the decline. Mr. Watts commented on the architectural design of the project and how it has changed since the 2009 version of the project. Ms. Florence commented on the landscaping parts of the project, and that they include spaces for tenants to grow food, and enhanced pavement that is great for block parties. She also commented that Mitchell Park is a block away and that the park provides plenty of open space for the tenants to use. Commr. Wynn asked if the office space in the project would be used for administrative or medical uses. Mr. Marshall stated that it could be used for either. Ms. Ricci noted that medical offices had a higher parking requirement. Commr. Ehdaie asked about the change in the architectural style between the previous and current versions of the project and the reason not to use the Neo- Victorian. Mr. Watts responded that the desire was not to mimic the adjacent church. PUBLIC COMMENTS: Stew Jenkins noted that the project is located in Old Town historical district and that he preferred the previous architectural style of the project. He went on to explain how the contemporary design doesn't belong in this area of town, and that it clashes with the historic structures around it. He indicated that the architect had made attempts to PH1 - 60 Attachment 4 ARC Minutes December 16, 2013 Page 3 improve the street views of the project with the latest elevations, but that the project is still not a good enough fit for the neighborhood. Pete Peterson stated that the current design of the project does not blend with the neighborhood and detracts from the historical district. He also expressed concerns with drainage impacts and that proposed parking was inadequate. Grant Robbins expressed his support of the project and how it promotes walkability. He felt that the current parking arrangement was better than the previous proposal which added more cars to Morro Street. He commented that the best way to pay homage to historic architecture is to not mimic it, but contrast it with diversity. Aaryn Abbott supported the project as it promotes walkability and density. He added that the tandem parking might be a worthwhile tradeoff even with the inconvenience. Diane Jenkins expressed concern with the modern designs in the neighborhood and how they are not the best fit. Alice Davis commented that the discussion on the project architecture should be focused on if it is a good fit for the neighborhood. Chairperson Jim Duffy recommended a short break at 6:35 p.m.; the break ended at 6:45 p.m. COMMISSION COMMENTS: Pam Ricci summarized the concerns with the tandem parking as proposed was that the arrangement and layout was not efficient, that the proposal created conflicts with turning movements in a tight space, and that the number of tandem spaces exceeded City requirements for an office use. Mr. Marshall commented that the tandem parking could work at this site given the project's close proximity to the parking garage, which provides additional convenient parking. He explained that the goal is to encourage people to walk and to utilize the land to increase its urban feel. Vice -Chair McCovey -Good supported the land use flip and commented the new design presented at the meeting by the applicant is heading in the right direction with the varied roof lines. She stated that a contemporary design could work here, and that the project should complement, but not mimic the historic designs of the church or neighboring structures. Commr. Hopkins mentioned his support of infill projects and that the density and massing of the project was good. He noted that the current design would fit better in the Railroad District, but does not meet the needs of the historical district. He indicated that the proposed changes to the materials palette was a positive step. PH1 - 61 Attachment 4 ARC Minutes December 16, 2013 Page 4 Commr. Ehdaie explained how she likes the contemporary design, and that the pitched roof adds more character and complements the church; however, she stated that it is important to separate the project architecture from the church style Commr. Curtis supported the land use flip. He commented that he was skeptical about the viability of the access from Morro Street and would like to see more detailed plans depicting the cantilevered building. He noted that full parking reductions may not be warranted here since the amount of viable shared spaces was very limited with the amount of tandem parking shown. He asked that more information be presented in the future about the types of office uses planned to determine if the parking was sufficient. He expressed that a variety of building styles could work at this site as long as the materials and detailing was properly executed. Commr. Palazzo stated that some tandem parking could work if an efficient layout is provided. He commented that the contemporary design may not be appropriate at this site. Commr. Wynn commented that the design of the residential side of the project appears better than the commercial side. He expressed concerns regarding the site massing, not being consistent with the surrounding area. He agreed that moving the office use to Osos seemed right, but may create more access issues because of the heavier amounts of traffic on that street. He noted that the Contemporary architecture style does not fit the area; "matchy - matchy is bad, but clashy - clashy is also bad." Chairperson Jim Duffy commented that the project should push the 35 -foot height limit, and that he supports less parking downtown; however, he added that the project parking shown does not reflect mixed -use needs. He supported the possibility of a contemporary design if it was respectful of the historic architecture. On motion by Commr. Ehdaie, seconded by Commr. Palazzo, to continue the project to a date uncertain with the following directional items: 1.. Modify the parking design to better meet City standards and allow for safe and efficient project ingress and egress. 2. Provide additional horizontal and vertical articulation to the Osos Street elevation of the project to create a building massing and roof design that is more-compatible with surrounding structures. 3. The project materials palette shall be simplified in terms of the number of different materials proposed. 4. Eliminate the corrugated galvanized metal siding from the proposed protect materials palette for building walls. 5. Use a different material for the walls of the new building immediately adjacent to the Seventh Day Adventist Church and visible from Osos Street. 6. Incorporate windows which are symmetrical and proportional to building walls. 7. Reconsider trees proposals to possibly save some of the trees in the project's street yards. 8. Incorporate features into the project design to improve the pedestrian experience on both Morro and Osos Streets. PH1 - 62 Attachment 4 ARC Minutes December 16, 2013 Page 5 AYES: Commrs. Ehdaie, Palazzo, Curtis, Hopkins, Wynn, McCovey -Good, and Duffy NOES: None RECUSED: None ABSENT: None The motion passed on a 7:0 vote. Chairperson Duffy recused himself from Item #2 and left the meeting, because he shares an office with the architect who prepared the project plans. Vice -Chair McCovey -Good assumed the role of Chairperson for this item. 2. 907 Rachel Court. ARC 74 -13; Architectural review of plans for 17 single - family residences on a vacant property with adoption of a Mitigated Negative Declaration; R -2 -S zone; MI SLO TERRACE, applicant. (Marcus Carloni) Marcus Carloni, Assistant Planner, presented the staff report, recommending approval of the project, based on findings and subject to conditions of approval. Commr. Curtis asked who was to approve the Mitigated Negative Declaration. Mr. Carloni stated staff prepared the Mitigated Negative Declaration for the final approval of the ARC. Commr. Curtis asked about unit floor plans for the lots that would have Secondary Dwelling Units (SDU) questioning if owners who opted out of a Secondary Dwelling Unit could turn the SDU space into another bedroom. He also asked if parking was provided for the SDUs. Mr. Carloni stated slope /density standards would only allow a two - bedroom residence on the lots with optional Secondary Dwelling Units and that a SDU does not count towards maximum density. He also stated a third parking space will be provided in the driveway of properties with a SDU, per City standards. Joel Snyder, applicant's architect, stated the project's goal was to limit grading and provide modest -sized homes that are suitable for this type of hillside development and the designs are compatible with surrounding home styles. He indicated the developer has volunteered to provide a trailhead east of the cul -de -sac retaining wall and discussed the design of the retaining wall and how a portion of the length of the wall exceeds maximum retaining wall height per the Community Design Guidelines but the remaining portions of the wall taper downward to meet grade. Commr. Palazzo asked if there is any landscaping plan provided for the lot to remain vacant. Mr. Snyder indicated a landscape plan was provided for individual lots but not specifically for the lot to remain vacant. Mr. Carloni added that condition #14 identifies landscaping requirements for the project site. PH1 - 63 Attachment 5 j CIWOf SM WIS OBISPO I Community Development Department o 919 Palm Street, San Luis Obispo, CA 93401 -3218 April 14, 2014 Mission Medical, LLC 1880 Santa Barbara Avenue, #110 San Luis Obispo, CA 93401 SUBJECT: GP /R /ER 96 -13: 1327 Osos Street Request to amend the General Plan Land Use and Zoning maps Gentlemen: The Planning Commission, at its meeting of April 9, 2014, recommended City Council approval of amendments to the General Plan Land Use Element and Zoning Maps to reconfigure the boundary between the Office (0) and Medium -High Density Residential (R -3) designations on the site, based on findings and subject to conditions noted in the attached resolution. The action of the Planning Commission is a recommendation to the City Council and, therefore, is not final. This matter has been tentatively scheduled for public hearing before the City Council on June 3, 2014. This date, however, should be verified with the City Clerk's office at (805) 781 -7102. If you have any questions, please contact Pam Ricci at (805) 781 -7168. Sincerely, Doug Davidson, AICP Deputy Director of Community Development Development Review Attachment: Resolution No. PC- 5601 -14 cc: SLO County Assessor's Office Carol Florence Oasis Associates 3427 Miguelito Court San Luis Obispo, CA 93401 Marshall Holdings LP ETAL c/o Westpac Investments, Inc. 1880 Santa Barbara Street, #110 O San Luis Obispo, CA 93401 The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. PH - 64 Telecommunications Device for the Deaf (805) 781 -7410 Attachment 5 RESOLUTION NO. PC- 5601 -14 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AMENDMENTS TO THE GENERAL PLAN LAND USE ELEMENT AND ZONING MAPS TO RECONFIGURE THE BOUNDARY BETWEEN THE OFFICE (0) AND MEDIUM - HIGH DENSITY RESIDENTIAL (R -3) DESIGNATIONS ON THE SITE FOR PROPERTY LOCATED AT 1321 & 1327 OSOS STREET GP/R/ER 96 -13 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 April 9, 2014, pursuant to a proceeding instituted under application GP /R/ER 96 -13, Mission Medical Partners, LLC, applicant; and WHEREAS, said public hearing was for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the General Plan Amendment, Rezoning, and Vesting Tentative Tract Map; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission has considered the Mitigated Negative Declaration (MND) that was previously approved by the Council on August 19, 2008, along with the Addendum prepared to update the MND to be consistent with the current project; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, the evaluation and recommendations by staff presented at said hearing, and the recommendations of the Cultural Heritage Committee and the Architectural Review Commission; and NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of San Luis Obispo as follows: Section 1. General Plan Amendment & Rezonin Figs. Based upon all the evidence, the Planning Commission does hereby recommend that the City Council approve application GP /R 96 -13, based on the following findings: 1. The proposed modification is a minor amendment to the Land Use Element and Zoning Maps because it is a boundary change only which retains the existing Office and Medium - High- Density Residential designations for the site with the same relative proportions of the overall site area intact. 2. The proposed General Plan Amendment and Rezone will not be detrimental to the health, safety, and welfare of those living and working in the vicinity since the proposed changes to the City's maps accommodate the planned redevelopment of the site with uses and PH1 - 65 Attachment 5 Resolution No. PC- 5601 -14 Page 2 improvements that will be compatible with other properties in the same block that are either zoned Office or R -3, Medium -High Density Residential. 1 On August 19, 2008, the City Council adopted a Mitigated Negative Declaration (MND) which adequately addresses the potential significant environmental impacts of the proposed project. The MND along with the prepared Addendum adequately evaluate the potential environmental impacts associated with the current project. On motion by Vice -Chair Multari, seconded by Commissioner Riggs, and on the following roll call vote: AYES: Commrs, Multari, Riggs, Malak, Fowler, Dandekar, and Larson NOES: None REFRAIN: None ABSENT: Commr. Draze The foregoing resolution was passed and adopted this 9th day of April, 2014. Doug Davi son, Secretary Plamiing Commission PH1 - 66 Attachment 5 city o sAn luis omspo a f •�_s �� l � Community Development Department • 919 Palm Street, San Luis Obispo, CA 93401 -3218 April 14, 2014 Mission Medical, LLC 1880 Santa Barbara Avenue, #110 San Luis Obispo, CA 93401 SUBJECT: TR /ER 96 -13: 1327 Osos Street Review of tentative map to create nine residential condominium units and up to eight commercial units Gentlemen: The Planning Commission, at its meeting of April 9, 2014, recommended City Council approval of Vesting Tentative Tract Map No. 2928 to divide the site into up to 8 commercial and 9 residential condominiums, based on findings and subject to conditions noted in the attached resolution. The action of the Planning Commission is a recommendation to the City Council and, therefore, is not final. This matter has been tentatively scheduled for public hearing before the City Council on June 3, 2014. This date, however, should be verified with the City Clerk's office at (805) 781 -7102. If you have any questions, please contact Pam Ricci at (805) 781 -7168. Sincerely, 07n- Doug Davidson, AICP Deputy Director of Community Development Development Review Attachment: Resolution No. PC- 5600 -14 cc: SLO County Assessor's Office Carol Florence Oasis Associates 3427 Miguelito Court San Luis Obispo, CA 93401 Marshall Holdings LP ETAL c/o Westpac Investments, Inc. 1880 Santa Barbara Street, #110 San Luis Obispo, CA 93401 �EThe City of San Luis Obispo is committed to include the disabled in all of its services, programs and activitiesPH 1 — 67 ` Telecommunications Device for the Deaf (805) 781 -7410. Attachment 5 RESOLUTION NO. PC- 5600 -14 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A VESTING TENTATIVE TRACT MAP NO. 2928 TO DIVIDE THE SITE INTO UP TO 8 COMMERCIAL AND 9 RESIDENTIAL CONDOMINIUMS FOR PROPERTY LOCATED AT 1321 & 1327 OSOS STREET; TRIER 96 -13 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 April 9, 2014, pursuant to a proceeding instituted under application TRIER 96 -13, Mission Medical Partners, LLC, applicant; and WHEREAS, said public hearing was for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the General Plan Amendment, Rezoning, and Vesting Tentative Tract Map; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission has considered the Mitigated Negative Declaration (MND) that was previously approved by the Council on August 19, 2008, along with the Addendum prepared to update the MND to be consistent with the current project; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, the evaluation and recommendations by staff, presented at said hearing, and the recommendations of the Cultural Heritage Committee and the Architectural Review Commission; and NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of San Luis Obispo as follows: Section 1. Vesting Tentative Parcel Map Recommendation. Based upon all the evidence, the Planning Commission does hereby recommend that the City Council approve application TR 96 -13 (County Map No. 2928), based on the following findings, and subject to the following conditions and noting certain code requirements: Findings L The design of the vesting tentative tract map is consistent with the General Plan because the proposed subdivision respects existing site constraints, will incrementally add to the City's residential housing inventory, result in condominium units that meet density standards, and will be consistent with the density and development limits established by the Office (0) and Medium -High Density Residential with the Historical Perseveration overlay zoning district (R -3 -H). PH1 - 68 Attachment 5 Resolution No. PC-5600-14 Page 2 2. The site is physically suited for the proposed type of development allowed in the Office and R -3 -H zones since the site is generally flat, surrounded by a mixture of residential projects, parking lots, and office buildings. 3. The design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision. 4. The design of the vesting tentative tract map and proposed improvements are not likely to cause serious health problems, substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat because the site does not have any creeks or other potentially - significant habitat areas for fish and wildlife. 5. Tandem parking within the project is supported by the Planning Commission for the following reasons: a. The City of San Luis Obispo encourages creative use of infill development to provide opportunities for much - needed workforce housing near the downtown to support adopted Housing Element policies and goals. b. The site is unusually configured and, with building height limitations, poses difficult building design constraints that would potentially result in fewer residential units if conventional side -by -side parking were insisted upon. c. The project site is located adjacent to the downtown core that will provide pedestrian access to many daily needs of the residents. Therefore, residents may be less dependent on use of their automobiles such that the inconvenience associated with tandem parking may be minimized. 6. On August 19, 2008, the City Council adopted a Mitigated Negative Declaration (MND) which adequately addresses the potential significant environmental impacts of the proposed project. The MND, along with the prepared Addendum, adequately evaluate the potential environmental impacts associated with the current project. C'nnrlitinnc- 1. The subdivider shall prepare conditions, covenants, and restrictions (CC &R's) to be approved by the Community Development Director and the City Attorney prior to final map approval. CC &R's shall contain the following provisions: a. Creation of a homeowners' association to enforce the CC &R's and provide for professional, perpetual maintenance of all common areas including private driveways, drainage, on -site sewer facilities, parking lot areas, walls and fences, lighting, and landscaping. b. Grant to the City the right to maintain common areas if the homeowners' association fails to perform, and to assess the homeowners' association for expenses incurred, and the right of the City to inspect the site at mutually- agreed times to assure conditions of CC &R's and final map are being met. Attachment 5 Resolution No. PC- 5600 -14 Page 3 c. No parking except in approved, designated spaces. d. No outdoor storage of boats, campers, motorhomes, or trailers nor long -term storage of inoperable vehicles. e. No outdoor storage by individual units except in designated storage areas. f. No change in City- required provisions of the CC &R's without prior City Attorney approval. g. Homeowners' association shall file with the City Clerk the names and addresses of all officers of the homeowners' association within 15 days of any change in officers of the association. h. Provision of appropriate "no parking" signs and red - curbing along interior roadways as required by the City Fire Department. i. CC &R's shall not prohibit location of solar clothes drying facilities in private yards which are substantially screened from view. j. Prospective property owners and renters shall be notified of the project's provision of tandem parking. Additionally, they shall be advised that they should ensure that the amount of on -site parking is adequate for their needs because they will not be able to obtain on- street parking permits for any additional parking needs. k. The responsibility for the placement of the trash and recycling containers at the street on collection days will be the responsibility of the property owner's association. The property owner's association shall coordinate with San Luis Garbage Company regarding the collection time and preferred location for the placement of trash and recycling containers to minimize the obstruction of the public right -of -way. 2. As part of the encroachment permit for the proposed frontage improvements, the applicant shall submit plans to address any changes made to on- street parking, signage, and striping to the approval of the City Engineer. 3. The applicant shall pay in -lieu fees for the 19 off -site parking spaces that will be eliminated with development. 4. Short-term bicycle parking shall be provided in a minimum of two locations; one for bicyclists entering from Osos Street and one for bicyclists entering from Morro Street. 5. The details of the required lockable private storage areas (minimum of 200 cubic feet per unit) shall be to the review and approval of the Architectural Review Commission. 6. The Community Development Director shall review the final map to review any necessary revisions to the final map that may be precipitated by future project modifications. PH1 - 70 Attachment 5 Resolution No. PC- 5600 -14 Page 4 7. The down sloping Morro Street driveway slope shall comply with City Standard 2130. 8. To ensure pedestrian safety, the driveway exits shall provide a minimum of ten (10) feet clear visibility to the sidewalk on both sides of the exit, unobstructed by building corners, columns or other visual impediments. The distance is measured behind the stop bar and two feet to the right of the centerline where a driver would be located in a stopped vehicle. 9. The final Drainage Report shall address post - development water quality per City Standard 101OB. Details of the passive design concept proposed shall be discussed in an amended report and shown on plans submitted for final review by the Architectural Review Commission. Porous paving may be required for some or all of the uncovered parking areas and drive aisles to complete the water quality treatment train. A private stormwater conveyance agreement and operations and maintenance manual shall be accepted by the City prior to final inspection approvals. 10. The building plan submittal shall show and note compliance with the City's Floodplain Management Regulations and pertinent FEMA Technical Bulletins for the residential and commercial construction located in the AO (2' depth) floodzone. 11. New curb, gutter, and sidewalk will be required along the project frontage on Osos Street and Morro Street. 12. All wire utilities to the new units shall be underground. No additional utility poles shall be set and no wires shall be extended across the proposed project to serve adjacent properties. 13. The subdivider shall dedicate a 10 -foot wide public utility and street tree easement across the site frontage on Morro and Osos Streets. Said easements shall be adjacent to and contiguous with all public right -of -way lines bordering the site. 14. The subdivider shall provide individual electrical, phone, television, natural gas, and water service and related utility company meters to each unit to the approval of the affected utility company and the Public Works Director. Sub - metering of the water services may be allowed upon request and with the approval of the Utilities Director. 15. Pursuant to Government Code Section 66474.9(b), the subdivider 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 subdivision, and all actions relating thereto, including but not limited to environmental review. Code Requirements The following code requirements are included for informational 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. PH1 - 71 Attachment 5 Resolution No. PC- 5600 -14 Page 5 Long and short-term bicycle parking shall be provided in accordance with City standards. Bike lockers or interior space within each dwelling unit or accessory structure shall be provided for the storage of at least two bicycles per dwelling unit. In addition, one short - term bicycle parking space shall be provided for guests of the residential units and a minimum of three long -term parking spaces and two short-term parking spaces shall be provided for the office uses. All bicycle parking shall be located outside of the public right - of -way. 2. Any easements including but not limited to provisions for all public and private utilities, access, drainage, common driveways, and maintenance of the same shall be shown on the final map or recorded separately prior to map recordation if applicable. 1 A preliminary soils report is required in accordance with the Subdivision Map Act and the City of San Luis Obispo Subdivision Regulations at the time of final map submittal. The report shall be referenced on the final map in accordance with the City's Subdivision Regulations and the Subdivision Map Act. On motion by Commissioner Riggs, seconded by Commissioner Fowler, and on the following roll call vote: AYES: Commrs, Riggs, Fowler, Malak, and Larson NOES: Commrs. Multari and Dandekar REFRAIN: None ABSENT: Comrr. Draze The foregoing resolution was passed and adopted this 9'h day of April, 2014. Doug Davi on, Secretary Planning Commission PH1 - 72 Attachment 5 DRAFT SAN LUIS OBISPO PLANNING COMMISSION MINUTES April 9, 2014 CALL TO ORDER/PLEDGE OF ALLEGIANCE OATH OF OFFICE: Reappointed Commissioner Ronald Malak and new Commissioner Hemalata Dandekar were sworn in by City Clerk Anthony Mejia ROLL CALL: Commissioners Hemalata Dandekar, John Fowler, Ronald Malak, Michael Multari, William Riggs, and Vice - Chairperson John Larson Absent: Chair Michael Draze Staff: Community Development Deputy Directors Doug Davidson and Kim Murry, Senior Planner Pam Ricci, Associate Planner Brian Leveille, Housing Programs Manager Tyler Corey, Supervising Civil Engineer Hal Hannula, City Attorney Christine Dietrick, and Recording Secretary Diane Clement ELECTION: Commr. Malak nominated Commr. Larson as Chairperson and Commr. Multari as Vice - Chairperson. The nomination was seconded by Commr. Fowler. Both were elected unanimously. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: Minutes of March 26, 2014, were approved as presented. PUBLIC COMMENTS ON NON - AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1327 Osos Street. GP /R/TR 96 -13: Request to amend the General Plan Land Use and Zoning maps to reconfigure the boundary between the Medium -High Density and Office designations on the site as well as review of tentative map to create nine residential condominium units and up to eight commercial units; R -3- H/O-H zones; Mission Medical, LLC, applicant. (Pam Ricci) Senior Planner Ricci presented the staff report, recommending adoption of the Draft Resolution (Attachment 1), which recommends that the City Council: a. Approve the General Plan Amendment and Rezoning. b. Approve a Vesting Tentative Tract Map, based on findings, including a finding supporting the preparation of an Addendum to the previously- approved Mitigated Negative Declaration, and subject to conditions. PH1 - 73 Attachment 5 Draft Planning Commission Minutes April 9, 2014 Page 2 Carol Florence, Oasis Associates, representing the applicant, requested adoption of the Draft Resolution and noted that the project has been rezoned to put the office portion on Osos Street and the residential portion on Morro Street. She noted that the project will use a grid map concept for the offices which allows for the flexibility to divide the space up in many different potential configurations and to have one or multiple owners and that the onsite open space, both common and private, is well over the minimum requirements. Jonathan Watts, architect, Cunningham Group, stated that the residential unit design off of Morro Street is a single - family home with the garage on the first floor under each home, private space near each front entrance, and private rooftop garden space above each home. He noted that the residential units and the offices in the podium building will share the elevator. PUBLIC COMMENTS: James Lopes, SLO, representing Save Our Downtown, stated that he is in favor of keeping R -3 zoning on Osos Street to provide residential neighbors to the existing apartment on the corner, and to give residents closer proximity to the park and the neighborhood store at Pismo and Osos Streets. He stated that he does not support the requested reduction in parking and that the architectural design should be Neo- Victorian and /or compatible with the adjacent church. He described the location of the project as a unique are - a nexus between downtown and the historical neighborhood. Stewart Jenkins, SLO, stated that he lives adjacent to the project and is not opposed to something going in but is opposed to the zoning change and the building massing. He noted that roof decks are not found on any historic properties and that loud parties on the proposed decks are a problem waiting to happen. He also stated that building this project will result in further congestion due to the loss of parking on the empty lot where houses once stood next to the church and that there had been an agreement with the church that those houses would be replaced with new single - family homes. Karl Peterson, SLO, representing the owner at 1322 Morro Street, stated that he was in opposition to the flipping of the zoning and the four -story building. He supported having the offices on Morro Street. He noted that the most recent design of the project is an improvement. Hamish Marshall, applicant, stated that the zoning was changed in 2008 and has now been switched back to the original zoning. He noted that congestion caused by the parking area on Osos Street will be reduced after the project is built. He stated the zoning was switched back because Osos Street, being a main thoroughfare, is an appropriate location for the offices while Morro is a residential street. He noted that the architect's goal was to make the project fit in with the historical buildings on Morro. There were no further comments made from the public. COMMISSION COMMENTS: P H 1 - 74 Attachment 5 Draft Planning Commission Minutes April 9, 2014 Page 3 Commr. Larson stated he was not on the Planning Commission when this project was first considered. He asked staff to address the architecture and appearance in light of the CHC's recommendation for denial. Senior Planner Ricci stated that the CHC and ARC reviewed an earlier version of the project architectural design and that both groups . will review the modified design after City Council review of the zone change and tentative map. She noted that it is possible for contemporary architecture to be compatible with an historical neighborhood. Commr. Malak commended the applicant for the inclusion of an affordable unit and for the cell grid idea for the office space. He asked for an explanation of the in -lieu fees for 19 spaces. Senior Planner Ricci explained that the property is now a parking area for medical offices so there must be in -lieu fees paid for the loss of those spaces. Commr. Riggs stated that the issue is complex and nuanced and that the City has purview to make provisions for how to provide future parking such as investing in a new parking structure. He noted that parking often drives the design of projects. Commr. Malak asked about the history and health of large trees on the project property. Senior Planner Ricci stated the tree proposal requires that the Oak trees along Osos Street be preserved but that the old, distressed Monterey pines along Osos are causing some sidewalk upheaval and the City Arborist recommends removal. She stated that those along Morro Street are not heritage trees and those on the property are smaller and less significant. She noted the applicant is replacing trees and there will be a review by the ARC. Commr. Malak stated he is concerned that the homes will be purchased by investors and could be occupied by students, leading to doubling up the occupancy and causing parking problems. He asked about the possibility of deed restrictions to allow only owner occupancy. City Attorney Dietrick stated that deed restrictions are not a possibility as a condition of approval on a tentative map. Commr. Multari agreed with Commr. Riggs that parking tends to drive projects. He stated that it is clear that the ten percent parking reduction is supported but that the twenty percent reduction for mixed use is not. He suggested that a more practical solution would be to develop a vehicle trip- reduction management plan which could move some of the parking to the nearby City parking structure with the owners of the offices providing employee and, possibly, customer parking passes. He noted that, had this project been one block over, the parking requirement would have been halved. He stated there was probably a need to do some comprehensive thinking about how parking is calculated in the City. He indicated that, he was puzzled by comments from speakers who want to switch the location of the offices because it is counterintuitive to put the offices on a quiet street and doing so would generate more traffic and PH1 - 75 Attachment 5 Draft Planning Commission Minutes April 9, 2014 Page 4 congestion on Morro Street. He stated he supports the zoning configuration as presented. He expressed reluctance to approve the project's Vesting Tentative Tract Map without knowing what the final design is going to look like because other Commissions are still working on it. Commr. Riggs stated he wanted clarification about whether the number of units could change without coming back to the Planning Commission. City Attorney Dietrick stated that the number could change because it is a single lot approval but changes that trigger additional impacts would require review for mitigation purposes. Commr. Riggs supported the residential mix, the location on the bike boulevard, the zoning flip, and the parking. He stated that perhaps this project presented an opportunity to consider the concept of unbundled parking where homeowners purchase parking separately from their residence and whether two cars per unit should be encouraged. Commr. Fowler noted that parking does drive much of the project design and the reduction request meets the letter of the law. He asked why the design was switched from one everyone really liked. Hamish Marshall responded that building underground parking would have been very expensive and current pricing would not support that expense. He noted that the Railroad Square project has worked out well with no covered parking and only one space per unit. Commr. Fowler asked if changing the CC &Rs will require City approval. City Attorney Dietrick responded that proposed changes to the City provisions in the CC &Rs would require City approval. Commr. Dandekar stated that she finds the zoning switch and the rearrangement of parking with tandem spaces for the residential units logical and commends the plan but is concerned about the issues raised by the CHC and ARC. She noted that the fit is good on Morro Street but it is a difficult fit on Osos Street in relation to the church. She stated she is uncomfortable approving the Vesting Tentative Tract Map due to potential configuration changes. Commr. Larson expressed concern that the ARC might think they have to approve the project if the Planning Commission approves the map. Commr. Fowler stated he would have preferred that the project went back to the ARC and the CHC before coming to the Planning Commission. Commr. Larson stated that it is a matter of whether the Planning Commission is comfortable with the staff recommendation to approve the additional twenty percent PH1 - 76 Attachment 5 Draft Planning Commission Minutes April 9, 2014 Page 5 parking reduction allowed under mixed use or with requiring a conditional use permit under traffic reduction as suggested by Commr. Multari. Commr. Riggs stated that Commr. Multari's suggestion is very good and that he supports the spirit of the parking proposal but prefers to let staff come up with the means. He suggested dealing with the components of the resolution by approving the zoning change separately and then either decide on or continue the issue of the vesting map. Senior Planner Ricci noted that there is no specific reference to parking in the recommendation and a separate motion could be made about the parking reduction on which the ARC could act. Commr. Dandekar stated she would have been more comfortable if the CHC and the ARC had signed off on this project and she is comfortable with dealing with parts of the resolution but would rather not be in a position of having seemed to approve of the whole thing. Senior Planner Ricci stated that the CHC and the ARC have reviewed this and it is important to have the fundamental land use approved before the final design is approved because the map will follow that final design. City Attorney Dietrick stated it is always true that when a tentative tract map is approved, changes are made and there will never be a project that ends up looking exactly like the original tentative tract map. Commr. Larson stated that the Commission needs to determine if the CHC denial or any of the other issues rise to the level of making the CEQA document inadequate. He stated that the project will still go forward to the City Council, no matter what action is taken by the Commission, and that there is an obligation to grapple with the issues and make a recommendation to the Council and recognize that it is going to be reviewed by others. On motion by Commr. Multari, seconded by Commr. Riggs, to adopt the Staff recommendation in regard to the change in land use and zoning as noted in the "Whereas" statements and Section 1 of the Resolution but not including the Vesting Tract Map in Section 2 of the Resolution. AYES: Commrs. Dandekar, NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 6:0 vote. Fowler, Malak, Multari, Riggs, and Larson On motion by Commr. Multari, seconded by Commr. Larson to recommend to the Architectural Review Commission and Staff that a reduction in parking is appropriate PH1 - 77 Attachment 5 Draft Planning Commission Minutes April 9, 2014 Page 6 and the appropriate mechanism is the administrative useyermit and that the parking reduction for shared parking is approved. Commr. Multari stated this gives Staff the flexibility to come up with a plan. Commr. Larson stated he supports this to make the parking reduction consistent with code requirements. Commr. Fowler stated he disagrees and is more comfortable with the staff recommendation. He noted that the result will be the same either way. Commr. Riggs stated that he would prefer not to have a formal motion and that it is recorded in the minutes, and staff can get this done without a motion. Senior Planner Ricci stated that having a motion in the minutes helps document the Commission's direction on parking. Commr. Dandekar stated that, even if the result is the same for the parking reduction, these kinds of decisions lead to precedents, so the vehicle with which parking reduction is done should be determined for others who will want parking reductions in the future. Senior Planner Ricci stated that the ARC is able to act on the parking reduction and often approves shared and mixed -use parking reductions and, therefore, no separate application is needed. There were no further comments made from the Commission. AYES: Commrs. Dandekar, Fowler, Malak, Multari, Riggs, and Larson NOES: None RECUSED: None ABSENT: Commr. Draze The motion passed on a 6:0 vote. On motion by Commr. Riggs, seconded by Commr. Fowler, to approve the Vesting Tentative Tract Map and Section 2 of the Resolution. AYES: Commrs Fowler, Malak, Riggs, and Larson NOES: Commrs. Dandekar and Multari RECUSED: None ABSENT: Commr. Draze The motion passed on a 4:2 vote. 2. Clitywide. GPI 16 -14 & GPI 45 -14: Review of amendments to Title 17 (Zoning Regulations) of the Municipal Code associated with establishing a Reasonable Accommodation review process and Good Neighbor Policy for homeless services; City of San Luis Obispo, applicant. (Tyler Corey) PH1 - 78 Attachment 6 CITYOF Meeting Date: April 9, 2014 S.fiII LUIS OBISPO Item Number: 1 PLANNING COMMISSION AGENDA REPORT SUBJECT: Request to amend the General Plan Land Use Element and Zoning maps to reconfigure the boundary between the Medium -High Density Residential and Office designations on the site; a Vesting Tentative Tract Map to divide the site into up to 8 commercial and 9 residential condominiums; and an Addendum to the previously approved Mitigated Negative Declaration to accommodate the development of a new mixed -use project located on three properties between Osos and Morro Streets that are currently used as a parking lot. PROJECT ADDRESSES: 1321 & 1327 Osos St. FILE NUMBER: GP /R, & TR 96 -13 BY: Pam Ricci, Senior Planner (781 -7168) E -mail: pricci @slocity.org vVl D.D. FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1), which recommends that the City Council: A. Approve the General Plan Amendment and Rezoning. B. Approve a Vesting Tentative Tract Map, based on findings, including a finding supporting the preparation of an Addendum to the previously approved Mitigated Negative Declaration, and subject to conditions. SITE DATA Applicant Representative Zoning General Plan Site Area Environmental Status SUMMARY Mission Medical LLC Oasis Assoc., Carol Florence Office (0 -H) & Medium -High Density Residential R -3 -H (historical preservation overlay zone) Office (0) & Medium -High Density Residential 23,600 square feet (0.54 acre) The City Council adopted a Mitigated Negative Declaration on August 18, 2008. An Addendum has been prepared to update the previous MND. The City has received applications for a General Plan Amendment, Rezoning, Vesting Tentative Tract Map (to create both commercial and residential condominiums), and architectural review, to allow the development of a new mixed use project. The proposed mixed use project includes PH1 - 79 Attachment 6 Pacific Courtyards Project (GP /R, & TR 96 -13; 1321 & 1327 Osos Street) Planning Commission Report April 9, 2014 Page 2 8,050 square feet of office space and nine residential units on an approximately half -acre site located between Osos and Morro Streets that are currently used as a parking lot. A previous version of the mixed -use project was approved by the City in 2008 -2009. On a positive recommendation by the Planning Commission, the City Council approved the rezoning and tract map on August 19, 2008. This was followed by final design approval by the Architectural Review Commission (ARC) on April 6, 2009. The applicant is again requesting a General Plan Amendment and Rezoning to "flip" the zoning and land use from what was approved in 2008 which will orient the offices uses to Osos Street and the residential development to Morro Street. On November 25, 2013, an earlier version of the current project was reviewed by the Cultural Heritage Committee (CHC) since a portion of the site is within the Old Town Historic District. The CHC had fundamental concerns with the massing, roof design, and materials of the project and adopted a resolution recommending denial of the project, based on findings, including inconsistency of the design with the Historic Preservation Program Guidelines (Attachment 3). On December 16, 2013, the ARC conceptually reviewed the project. The main issues discussed by the ARC were parking, building massing and materials (Attachment 4). 1.0 COMMISSION'S PURVIEW The applicant is requesting approval of Vesting Tentative Map (VTM) 2928 which will enable the individual sale of the nine residential units and office spaces. A General Plan amendment and rezoning are proposed so that the underlying Office and R -3 land use and zoning categories are in alignment with the proposed office and residential building components in the project. The project entitlements of rezoning and subdivision require review by the Planning Commission. The Commission's recommendation will be considered by the City Council who will take final action on these entitlements. 2.0 PROJECT INFORMATION 2.1 Site Information /Setting The project site is currently developed as a surface parking lot that contains a total of 47 spaces. The portions of the parking lot that are currently zoned R -3 are considered non - conforming uses since parking as a principal use is not allowed in residential zones. The site is generally level, sloping down slightly from east to west, and developed with surface parking and planters. Sheet C 1.0 of the plans displays a site survey which shows contour elevations, the outline of existing development, and the locations of trees on the site and adjacent properties. Some of the larger trees are Monterey Pines, eucalyptus, and Holly Oaks. Other nearby development includes a mixture of residential projects, parking lots, and office buildings. The San Luis Medical complex and the Marsh Street parking structure are located to PH1 - 80 Attachment 6 Pacific Courtyards Project (GP /R, & TR 96 -13; 1321 & 1327 Osos Street) Planning Commission Report April 9, 2014 Page 3 the north. All of the residential properties in the same block to the south of the site are considered to be Contributing Historic Properties. Surrounding development includes the Seventh Day Adventist Church at the corner of Osos and Pacific Streets (1301 Osos), historically known as the First Baptist Church and built in 1907 (see Figure 1). The church is on the Master List of Historic Resources and is described as an "English Craftsman /Carpenter Gothic" architectural building style. It has a ranking of 3, which means that it is eligible for placement on the National Register of Historic Places. This site is not in the Old Town Historic district, but is the most historically significant structure within the project block. The two southern parcels of the project site are located in the Old Town Historical District. 2.2 Project Description Figure 1. Seventh Day Adventist Church The applicant is proposing a mixed -use development project that includes a total of 8,050 square feet of office space and nine residential condominium units. The project consists of two separate structures. The larger building is a podium style structure with both office space and six residential units that is oriented to Osos Street and contains a total floor area of 35,445 square feet (including ground floor parking, second level patio and roof decks). The smaller building (6,819 square feet including garages and roof decks) contains three residential units and is oriented to Morro Street. The larger podium building contains all of the office space (see Figure 2 on the next page). The building has been designed with 1,050 square feet of office floor space on the ground floor in the northeast corner of the building near Osos Street, 3,810 square feet on the second level, and 3,190 square feet on the third level. The offices have a roof deck on the interior of the project at the third level. The podium building also contains five townhomes in the western portion of the structure. The two -story townhomes range in size between 1,240 to 1,320 square feet. A one - story, 650 square - foot one - bedroom unit is included on the south side of the building which would be the project's designated affordable unit. Two stairwells and an elevator provide access to a courtyard area on the second level that provides common space for the residential units and entries to individual units beyond private terraces adjoining the courtyard. PH1 - 81 Attachment 6 Pacific Courtyards Project (GP /R, & TR 96 -13; 1321 & 1327 Osos Street) Planning Commission Report April 9, 2014 Page 4 Figure 2. Level 2 Floor Plan The smaller building contains three residential units that range in size between 1,230 to 1,610 square feet. The units each have ground floor garages and two levels of living area above. The units are accessed by a driveway off of Morro Street. 01112 Figure 3. Level 1 Floor Plan The podium structure has a central opening in the building that provides the access the fir point to Osos Street (see Figure 3 above). In addition to covered parking (total of 28 spaces), st floor of the office includes the project's trash and recycling facilities, equipment rooms, a lobby and residential storage spaces. P H1 - 82 I I I 4 !. k � fa�enalnrB i.,gp. I I 1 i § r iwMUenRR r a y"��tl I I I D n+r 110 A s 1iwel�oe>.A mm edam+ I �.m are I — —7W LEV L M FLOM PLAN 7T0 Figure 2. Level 2 Floor Plan The smaller building contains three residential units that range in size between 1,230 to 1,610 square feet. The units each have ground floor garages and two levels of living area above. The units are accessed by a driveway off of Morro Street. 01112 Figure 3. Level 1 Floor Plan The podium structure has a central opening in the building that provides the access the fir point to Osos Street (see Figure 3 above). In addition to covered parking (total of 28 spaces), st floor of the office includes the project's trash and recycling facilities, equipment rooms, a lobby and residential storage spaces. P H1 - 82 Attachment 6 Pacific Courtyards Project (GP /R, & TR 96 -13; 1321 & 1327 Osos Street) Planning Commission Report April 9, 2014 Page 5 Project Statistics Statistics Item Proposed' Ordinance Standard 2 Street Yards (Osos & Morro) 15 feet 15 feet Max. Building Height 35 feet 35 feet Building Coverage (footprint) 58% 60% Parking Spaces 34 47.1 Notes: 1. Applicant's project plans revised February 6, 2014 2. Zoning Regulations 3. 30% shared & mixed -use parking reduction requested A total of 34 parking spaces are proposed for the project. A driveway off of Osos Street would provide access to a majority of the project parking spaces (28 spaces) composed of: 1) 15 standard spaces; 2) 3 compact spaces; and 3) 10 tandem spaces The other six parking spaces are provided in garages for the Townhome units which have access via Morro Street. Currently the site is meeting a portion of the off -site parking (19 spaces) for the Mission Medical complex at 1235 Osos Street. With project development, this off -site parking will no longer be available. The Mission Medical offices are in the downtown parking district where in -lieu fees can be paid to meet all or part of their parking commitment. The applicant intends to pay in -lieu fees for the 19 off -site parking spaces that will be eliminated with development. Sheet C2.0 is a demolition plan which shows existing site conditions, including the locations of all existing trees on the site and nearby trees on adjacent properties. Generally the applicant's proposal will retain the street trees on Osos Street and trees on adjacent properties, but remove the rest of the on -site trees. 3.0 PROJECT ANALYSIS This project has a complex review process given the range of different entitlements being requested. Therefore, it requires the review by the Cultural Heritage Committee (location in a historical district), Architectural Review Commission (design review), and Planning Commission (tract map and rezoning), as well as the City Council for final action on the same entitlements that the Planning Commission is reviewing. This situation inevitably results in some overlap of advisory bodies' purviews as well as questions about the order of review process steps. In this case, the project is proceeding on to the Planning Commission despite some reservations with aspects of the project design with the review of an earlier version of the project plans by the CHC and ARC. The rationale to schedule the project before the Planning Commission now is PH1 - 83 Attachment 6 Pacific Courtyards Project (GP /R, & TR 96 -13; 1321 & 1327 Osos Street) Planning Commission Report April 9, 2014 Page 6 that the rezoning and VTM review are relatively straightforward and the massing and architectural details of the project will be the focus of the ARC's final design review of the project that typically is the last step in the overall project review process. The Planning Commission has four different sets of plans in their packets, which are: 1) Current project plans dated February 6, 2014 — these are not the same plans previously reviewed by the ARC & CHC; 2) A booklet dated March 6, 2014 which compares the plans reviewed by the CHC & ARC with the current plans. The booklet includes previous directional items and how modified plans address these items form the applicant's perspective; 3) VTM 2928 — the current common interest subdivision map; and 4) Civil engineering sheets that include information on current site development, proposed improvements and utilities, grading, and drainage. The following paragraphs highlight the entitlements currently before the Planning Commission as well as related elements of the project design: 3.1 General Plan Amendment /Zoning: Applicant's Request The applicant is requesting a General Plan Amendment and Rezoning to "flip" the zoning and land use from what was approved in 2008 which will orient the offices uses to Osos Street and the residential development to Morro Street consistent with the land use prosed in the current version of the project. The proposed General Plan amendment and rezoning will be reconfiguring the boundary between the existing land use and zoning categories on the site rather than changing them to establish a different zoning or land use. Existing Zoning a`? � Figure 4. Zoning Exhibit iLl� by f Proposed Zoning �r F ld j ti F Attachment 6 Pacific Courtyards Project (GP /R, & TR 96 -13; 1321 & 1327 Osos Street) Planning Commission Report April 9, 2014 Page 7 Zoning Amendments Initiation Process Technically, the proposed zone change would require an Initiation by the City Council under existing language in Section 17.70.020 of the Zoning Regulations. The Community Development Director has determined that this is a minor amendment that should proceed straight to the Planning Commission and then the City Council. The Amendment is minor because it is a modification of an earlier Zone change, does not have City -wide implications, and the two zoning categories being flipped are very similar in development standards. Staff is recommending the Commission formalize this approach and allow more flexibility in initiating amendments similar to the previous language of the Zoning Code. This is explained more fully in item #2 on your agenda tonight. Staffs Analysis The project is consistent with the City's General Plan Land Use Element in that the proposed rezoning and general plan amendment involve adjusting the boundary line between existing designations on the site, rather than changing them to another category that does not currently exist at the site. Because the land use and zoning categories are simply being redistributed, the proposed changes to the City's maps accommodate the planned redevelopment of the site with uses and improvements that will be compatible with other properties in the same block that are either zoned Office or R -3, Medium -High Density Residential. The R -3 and O zones are considered compatible zoning categories with very similar property development standards including a 35 -foot maximum height, a 15 -foot street yard, and variable other yard setback requirements that utilize the same Table 4 in the Zoning Regulations and are based on building heights next to the property lines. Both zones are considered appropriate as transitional uses between more intensive commercial and lower density residential areas. The proposed residential component of the project is consistent with the intent of the R -3 zone to "provide housing for smaller households desiring little open space" in areas that are "generally close to commercial and public facilities serving the whole community ". The office component is consistent with the intent of the O zone to "provide offices and related functions close to medical facilities and the downtown, convenient to public transportation and related governmental and business services. " The project is a mixed -use project in that there will be both a commercial land use, the offices, along with residential units on a combined site. However, it is not the typical mixed use project in that the mix of uses is more horizontal than vertical, with a zoning boundary that generally serves as the dividing line between land uses. The project is integrated in that building architecture has a unified theme and there will be shared parking facilities. Although the proposed zoning solution may appear somewhat unique, other alternative zoning strategies proved more difficult to implement. The idea of a single zoning designation, either all WME.� Attachment 6 Pacific Courtyards Project (GP /R, & TR 96 -13; 1321 & 1327 Osos Street) Planning Commission Report April 9, 2014 Page 8 R -3 or all Office, was explored, but did not allow for the proposed residential density or mix of uses. A single R -3 zone would have allowed the proposed residential density, but not accommodated the office use. The Office zone allows for combined office and residential uses on the site, but would not have accommodated the proposed residential density. The project site in either the R -3 or Office zoning category is not sufficiently large to meet the one -acre minimum for a Planned Development (PD) overlay, which may have accommodated the higher residential density with an overall Office zoning. 3.2 Residential Component (Density & Affordable Housing) The project site with 0.22 acres of Office zoning has an equivalent density of 2.64 units based on a density of 12 units /acre. The 0.32 acres of R -3 zoning yields an equivalent density of 5.76 units based on a density of 18 units /acre. Therefore, the allowed density for the total site is 8.4 density units. The applicant's plans showing six two - bedroom units (6 x 1.0 = 6), two three - bedroom units (2 x 1.5 = 3), and one 1- bedroom (1 x 0.66 = 0.66) requires an equivalent density of 9.66 density units. To accommodate the proposed number of residential units, a 25% density bonus has been requested resulting in an allowed density of 10.5 units. To qualify for the density bonus, a minimum of 10% of the total number of project units needs to be a deed - restricted affordable unit designated for very -low income households. The applicant has satisfied this requirement by designating the 650 square -foot, one - bedroom unit as a deed - restricted affordable unit for very - low income households. 3.3 Parking Required & Provided Parking The office component of the project at 8,050 square feet requires a total of 26.8 parking spaces (8,050/300 = 26.8). The six two - bedroom units require two spaces each (12), the two three - bedroom units requires 2.5 spaces (5), and the one - bedroom unit requires 1.5 spaces for a total of 18.5 parking spaces. The 9 residential units require 1.8 guest spaces (one per 5 units). Therefore, the total project parking requirement is 47.1 spaces. Table 1. Required Parking Use Parking Calculation Spaces Required Office 8,050/300 26.8 Six two- bedroom units 6 x 2.0 12.0 Two three - bedroom units 2 x 2.5 5.0 One one - bedroom unit 1 x 1.5 1.5 Guest parking - residential 115 units; 9/5 = 1.8 1.8 TOTAL 47.1 Attachment 6 Pacific Courtyards Project (GP /R, & TR 96 -13; 1321 & 1327 Osos Street) Planning Commission Report April 9, 2014 Page 9 A total of 34 parking spaces are shown on plans for the project. A driveway off of Osos Street would provide access to a majority of the project parking spaces (28 spaces) on the ground floor of the podium building composed of: 1. 15 standard spaces; 2. 3 compact spaces; and 3. 10 tandem spaces The other six parking spaces are provided in garages for the townhome units which have access via Morro Street. Since the parking provided does not meet ordinance standards, the applicant is requesting a 30% shared and mixed use parking reduction. Staffs Analysis The 2008 -2009 version of the project included underground parking accessed off of Morro Street for a majority of the project's parking requirement. The earlier version of the project did not include any parking reduction requests, but was approved with tandem parking for the residential units in the project. The ARC conceptually reviewed project plans on December 16, 2013 and the project's parking was a focus of discussion. The fundamental issues with w- il�l n n the parking proposal — N"' 6 , that the ARC reviewed - i re r was that the applicant Ar4OzAftbw*WrAI3]Stte ?.ar, was requesting both a 30% parking reduction '. ' and a majority of the parking spaces for both Bike Lodw. _ '_ the office and residual '.& Wq...swd r&d por�d�ga�r.areadd�d , I a four a wdurd parp 1 uses in tandem. The kin` m& r� general consensus with+,. this "double- dipping" BOwa�,, »- s.__: �I proposal was that the parking was inadequate for the mix of uses and a. not particularly C.. S h ftW(2014]S;t,PI,n t�i Figure 5. Parking Layout Comparison functional. The main concern was that the tandem spaces were not freely available to be shared by multiple users at the site which is the key tenet of allowing the shared and mixed use parking reductions under the code. PH1 - 87 Attachment 6 Pacific Courtyards Project (GP /R, & TR 96 -13; 1321 & 1327 Osos Street) Planning Commission Report April 9, 2014 Page 10 In response to the concerns with the earlier version of the project, the applicant modified the project plans to go the podium building which enables a more efficient parking layout. The differences between the two versions of plans are included on Sheet 4 of the booklet dated March 6, 2014 (see Figure 5 on the previous page). With the current proposal, each of the nine residential units would have allocated spaces consistent with code requirements. Each of the three townhomes off of Morro Street is self - contained in that they have two parking spaces in their own garages. The five sets of tandem spaces in the first level of the podium building provide complying for the five townhomes in that building. The one - bedroom unit in the podium building would have the single space adjacent to the tandem spots. The remaining parking in the podium building consists of 17 spaces, two motorcycle spaces, and both short -term (racks) and long -term bicycle parking (lockers). The code required parking for the office and guest parking would be a total of 28.6 spaces (26.8 + 1.8). With approval of a 30% shared and mixed use parking reduction for just these components, the requirement would be 20.1 spaces. With additional bicycle /motorcycle parking beyond code requirements, the project could get credit for an additional reduction of three automobile spaces. This would make the provided parking consistent with standards. A shared use parking reduction (10 %) may be applied for projects with common parking areasl, which is the case for this project, however, approval of a mixed use parking reduction (up to an additional 20 %) requires finding the times of maximum parking demand from various uses to not coincide (e.g. residences primarily use a shared parking lot in the evening, night, and early morning while commercial uses primarily use a shared parking lot in the middle of the day). The 10% reduction is generally supported if the criterion for multiple uses is met, and the additional 20% is discretionary dependent on the characteristics and parking demands of the mix of uses Typically, the 30% parking reduction for a mixed use project would be taken off the total of the project parking requirement which in this case is 47.1 spaces. The 30% parking reduction would result in a requirement of 33 spaces, which is one space less than the 34 spaces provided. The criterion for the 10% shared parking reduction is clearly met, and the criterion of the additional 20% reduction for offset times of demand could be made since the peak times of the residential and office uses would typically not coincide. I Zoning Regulations section 17.16.060.B: Shared parking reduction. Where two or more uses share common parking areas, the total number ofparking spaces required may be reduced by up to /0 %, with approval of an administrative use permit. Where shared parking is located on more than one parcel, affected parties must record an agreement governing the shared parking, to the satisfaction of the Director. 2 Zoning Regulations section 17.16.060.C: Mixed -use parking reduction. By approving an administrative use permit, the Director may reduce the parking requirement forprojects sharingparking by up to 20% in addition to the sharedparking reduction, for a total maximum parking reduction of 3001o, upon finding that the times of maximum parking demand from various uses will not coincide. ■ Attachment 6 Pacific Courtyards Project (GP /R, & TR 96 -13; 1321 & 1327 Osos Street) Planning Commission Report April 9, 2014 Page 11 Staff supports the modified parking proposal as providing a compact and efficient parking proposal which is appropriate for the site's location adjacent to the downtown core and a half - block outside of the in -lieu fee parking district and from the Marsh Street Parking garage. With a commitment by on -site management, there may be more opportunities for efficient sharing of parking spaces beyond what has been outlined in this report. Staff is seeking the Planning Commission's recommendation regarding the 30% shared and mixed use parking reduction which would be reviewed by the ARC with final architectural review of project plans. If not fully supported, then the applicant would need to further modify the project to reduce the parking demand. 3.4 Vesting Tentative Map 2928 Specific Request The applicant has submitted Vesting Tentative Map 2928 which is essentially a one lot common interest subdivision to divide the proposed mixed -use project into both residential and commercial airspace condominium units. Unit boundaries for both the commercial and residential condominium units correspond to the outline of planned buildings. Approval of a vesting tentative map confers a "vested right" to develop in substantial compliance with the ordinances, policies and standards in effect when the application was determined complete per Chapter 16.34 (Vesting Tentative Map) of the City's Municipal Code and Sections 65920, 66474.2 and 66498.1 of the California Government Code. The residential component is a conventional airspace configuration. The commercial component will have a grid condominium consisting of 1' x 1' contiguous cells to accommodate up to 8 units. The purpose for the grid, which does not define ownership boundaries on the tentative parcel map, is to provide future owners additional flexibility in customizing the size and shape of the units to fit their individual business needs. It should be noted that every time ownership boundaries are modified, a revised condominium plan is required to be recorded for the project. The proposed subdivision complies with the City's Subdivision Regulations and can accommodate the existing and proposed site improvements without exceptions to the City's property development standards. The specific massing and layout of units within the project are subject to some changes with final design review of the project by the ARC. Therefore, Condition #6 is included to allow the Community Development Director to review any necessary revisions to the final map that may be precipitated by future project modifications. Condominium Requirements The City's Subdivision Regulations contain provisions for the development of new condominium projects as a type of common interest subdivision. These provisions contain standards for common and private open space, recreation amenities and storage. PH1 - 89 Attachment 6 Pacific Courtyards Project (GP /R, & TR 96 -13; 1321 & 1327 Osos Street) Planning Commission Report April 9, 2014 Page 12 The applicant has submitted Sheet #11 within their plans to show compliance with the standards for the R -3 zone of 100 square feet of private open space, 100 square feet of common open space, and 400 square feet of combined total open space per unit. The regulations also require that the project contain an indoor common recreation facility of at least 20 square feet per unit or outdoor common recreation facility of at least 40 square feet per unit. The applicant has opted for the exterior option and is proposing a breezeway gardens area on the ground floor on the south side of the project. Storage must also be included for each unit and shall include at least 200 cubic feet of enclosed, weatherproof and lockable private storage space, exclusive of cabinets and closets within the unit. The following analysis evaluates the proposed open space areas in the project against these established standards for the Commission to have a qualitative basis to evaluate this aspect of the design. Private Open Space (100 s.f. per unit) Analysis: To qualify, open space must be private and directly accessible to the unit it serves. Private open space areas on the ground must have a minimum dimension of 10 feet and those on upper balconies and decks must be 6 feet. All of the units have qualifying private open spaces that are at least 100 square feet in area. Common Open Space (100 s.f. per unit) & Common Recreation Facility (40 s.f. per unit for an outdoor facility) Analysis: Applying the 100 square feet per unit standard, a minimum of 900 square feet of common open space would be required. The project includes a courtyards common area on the second level which abuts the private open space area for individual residential units in the podium building. This is the largest common open pace area with 1, 081 square feet of area. The open space sheet indicates that the common open space would also include the north seating area (394 square feet) and the breezeway gardens (also called out as the outdoor common recreational facility, and 664 square feet) for a total common open space area of 2,139 square feet. Outdoor Common Recreational Facility (40 square feet per unit) Analysis: The breezeway gardens are identified as the required outdoor common recreation facility, which in this case would need to be a minimum of 360 square feet. Plans indicate that this area would be 664 square feet. Plans indicate that this area would have a decomposed granite base and multiple vegetable planters. This is an interesting concept, but not strictly a recreational element. The addition of some other elements such as benches, tables, or small game court such as horseshoes or bocce ball here may make the area more consistent with the intent of the regulations. A more detailed plan of the development of this area would be handled PH1 - 90 Attachment 6 Pacific Courtyards Project (GP /R, & TR 96 -13; 1321 & 1327 Osos Street) Planning Commission Report April 9, 2014 Page 13 by the ARC's final review of project plans Combined "Total" open space (400 s.f. per unit) Analysis: The minimum total open space requirement is square feet (9 X 400 = 3, 600). The project proposes 5,962 square feet of total open space consisting of private open spaces for the 9 residential units, and the common open space area that incorporates the exterior recreation facility. Storage (200 cubic feet per unit) Analysis: The minimum private storage space requirement for each unit is 200 cubic feet. There are five individual storage areas identified in the podium building's ground floor, but plans do not demonstrate how the storage requirement is met or specifically what units these spaces are assigned to. It appears that there are solutions available to provide the required storage for all nine units. Condition #5 is recommended that plans submitted for final architectural review clearly show how the lockable private storage for each unit is provided. 5.0 Environmental Review On August 19, 2008, the San Luis Obispo City Council approved a Mitigated Negative Declaration for the prior version of the project. Section 15164 of the CEQA Guidelines allows a lead agency to prepare an addendum to a previously adopted Negative Declaration if only "minor technical changes or additions" have occurred in the project description since the initial study was originally prepared. In this case, the revised project description is updated through the Addendum and documentation is provided that no new significant environmental impacts are created by the modified project. 6.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity map and reduced -size project plans 3. 11 -25 -13 CHC follow -up letter, resolution & minutes 4. 12 -16 -13 ARC Follow -up letter & minutes 5. Addendum and approved Mitigated Negative Declaration Included in portfolios: 11" x 17" colored project plans & larger size VTM 2928 & civil drawings PH1 - 91 Attachment 7 RESOLUTION NO. XXXX (2014 Series) A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL APPROVING A LAND USE ELEMENT MAP AMENDMENT TO RECONFIGURE THE BOUNDARY BETWEEN THE OFFICE AND MEDIUM -HIGH DENSITY RESIDENTIAL DESIGNATIONS ON THE SITE, VESTING TENTATIVE TRACT MAP NO. 2928 TO CREATE 9 RESIDENTIAL AND UP TO 8 COMMERCIAL CONDOMINIUMS AND AN ADDENDUM TO THE PREVIOUSLY APPROVED MITIGATED NEGATIVE DECLARATION, FOR PROPERTY LOCATED AT 1321 & 1327 OSOS STREET; GP/R/TR/ER 96 -13 WHEREAS, the Planning Commission conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 9, 2014, and recommended approval of the project; 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 June 10, 2014, pursuant to a proceeding instituted under application GP /R/TR/ER96 -13, Mission Medical Partners, LLC, applicant; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the City Council has considered the Mitigated Negative Declaration (MND) of environmental impact that was previously approved by the Council on August 19, 2008, along with the Addendum prepared to update the MND to be consistent with the current project, as prepared by staff and reviewed by the Planning Commission; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council adopted the project's Mitigated Negative Declaration on August 19, 2008, which incorporates the following still relevant mitigation measures and monitoring programs into the project. An Addendum to the MND was prepared for the current project (ER 96 -13), which demonstrates that no additional mitigation measures are required. The City Council has reviewed and considered the information contained in this Addendum in its consideration of the project and finds that the preparation of a subsequent MND or EIR is not necessary, based on the following findings and subject to the following mitigation measures: Findings: 1. None of the circumstances included in Section 15162, which require a subsequent EIR have occurred, specifically: PH1 - 92 Resolution No. XXXX (2014 Series) Page 2 2. The project changes do not result in new environmental impacts. 3. The circumstances under which the project is undertaken will not require major changes to the EIR. 4. The modified project does not require any substantive changes to previously approved mitigation measures. Mitigation Measures: Air Quality 1. Temporary impacts from the project, including but not limited to excavation and construction activities and vehicle emissions from heavy duty equipment have the potential to create dust and emissions that exceed air quality standards for temporary and intermediate periods unless the following mitigation measures are incorporated: a. Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour or less; b. 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; c. Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions from crossing the property line; d. 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; e. Equipment must be washed down before moving from the property onto a paved public road; and f. 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: These conditions shall be noted on all project grading and building plans. The applicant shall present evidence of a plan for complying with these requirements prior to issuance of a grading or building permit from the City. The applicant shall provide the City with the name and telephone number of the person responsible for ensuring compliance with these requirements. The Building Inspector and Public Works Inspectors shall conduct field monitoring. Biological Resources 2. Trees identified by the Architectural Review Commission to be preserved shall be clearly marked on grading and construction plans. The applicant shall submit a tree preservation agreement for review and approval by the Community Development Director. The agreement shall be secured by a bond in the amount determined by the City Arborist. Monitoring Program: Prior to the issuance of a grading permit, the applicant shall submit the required tree preservation agreement and actively coordinate with the City Arborist during construction. PH1 - 93 Resolution No. XXXX (2014 Series) Page 3 Cultural Resources 3. If significant archaeological materials are discovered during grading and construction, all construction activities that may damage those materials shall immediately cease. The project sponsor shall then propose specific mitigation based on a qualified archaeologist's recommendations. The Director shall approve, approve with changes, or reject the mitigation proposal (if found incomplete, infeasible, or unlikely to reduce adverse impacts to an acceptable level). If the proposal is approved, the project sponsor shall implement mitigation, to the satisfaction of the Director. A copy of the archaeologist's recommendations and the Director's decision will be forwarded to the Cultural Heritage Committee. If grading results in the uncovering of artifacts, then standard mitigation would be followed. Monitoring Program: Requirements for cultural resource mitigation shall be clearly noted on all plans for project grading and construction. Hazards and Hazardous Materials 4. If further contamination is encountered with site grading activities, then work shall cease until the City's Hazardous Material Coordinator has been notified and had the opportunity to consult with other affected parties and appropriate governmental agencies to determine any necessary next steps. Monitoring Program: The City's Hazardous Material Coordinator shall be the lead in reviewing any subsequent studies necessary and assuring that any related site clean -up has taken place. Transportation/Traffic 5. To provide for adequate sight distance for the Morro Street access, on- street parking shall be eliminated within 25 feet of the project driveway to the north and within 50 feet to the south. 6. The applicant shall install additional "Cross Traffic Does Not Stop" signs on the back of the existing stop signs at the intersection of Morro and Pacific Streets to reinforce the message of the two -way stop controls. Monitoring Program: Compliance with the required mitigation measures shall be reflected on the plans for project grading and construction and shall be completed to the satisfaction of the Public Works Director prior to City issuance of a certificate of occupancy for the project. SECTION 2. General Plan Amendment Approval with Findings & Conditions. The City Council finds and approves the General Plan Amendment included as part of City Application No. GP /R 96 -13, which reconfigures the boundary between the Office and Medium - High Density Residential designations on the site for the properties located at 1321 & 1327 Osos PH1 - 94 Resolution No. XXXX (2014 Series) Page 4 Street as shown on the attached Exhibit A, based on the following findings and subject to the following conditions: Findings. 1. The proposed modification is a minor amendment to the Land Use Element Map because it is a boundary change only which retains the existing Office and Medium -High Density Residential designations for the site with the same relative proportions of the overall site area intact. 2. The proposed General Plan Amendment will not be detrimental to the health, safety and welfare of those living and working in the vicinity since the proposed change to the City's map accommodates the planned redevelopment of the site with uses and improvements that will be compatible with other properties in the same block that are either designated Office or Medium -High Density Residential. 3. On August 19, 2008, the City Council adopted a Mitigated Negative Declaration (MND) which adequately addresses the potential significant environmental impacts of the proposed project. The MND along with the prepared Addendum adequately evaluate the potential environmental impacts associated with the current project. SECTION 3. The Community Development Director shall cause the change reflected in Exhibit A to be reflected in documents, which are on display in City Hall and are available for public viewing and use. SECTION 4. Vesting Tentative Tract Map No. 2928 Approval with Findings and Conditions. The City Council does hereby approve application TR 96 -13 (County Map No. 2928), based on the following findings, and subject to the following conditions and noting certain code requirements: Findings 1. The design of the vesting tentative tract map is consistent with the General Plan because the proposed subdivision respects existing site constraints, will incrementally add to the City's residential housing inventory, result in condominium units that meet density standards, and will be consistent with the density and development limits established by the Office (0) and Medium -High Density Residential with the Historical Perseveration overlay zoning district (R -3 -H). 2. The site is physically suited for the proposed type of development allowed in the Office and R -3 -H zones since the site is generally flat, surrounded by a mixture of residential projects, parking lots, and office buildings. 3. The design of the subdivision will not conflict with easements for access through (or use PH1 - 95 Resolution No. XXXX (2014 Series) Page 5 of property within) the proposed subdivision. 4. The design of the vesting tentative tract map and proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat because the site does not have any creeks or other potentially significant habitat areas for fish and wildlife. 5. Tandem parking within the project is supported for the following reasons: a. The City of San Luis Obispo encourages creative use of infill development to provide opportunities for much needed workforce housing near the downtown to support adopted Housing Element policies and goals. b. The site is unusually configured and, with building height limitations, poses difficult building design constraints that would potentially result in fewer residential units if conventional side -by -side parking were insisted upon. c. The project site is located adjacent to the downtown core that will provide pedestrian access to many daily needs of the residents. Therefore, residents may be less dependent on use of their automobiles such that the inconvenience associated with tandem parking may be minimized. On August 19, 2008, the City Council adopted a Mitigated Negative Declaration (MND) which adequately addresses the potential significant environmental impacts of the proposed project. The MND along with the prepared Addendum adequately evaluate the potential environmental impacts associated with the current project. Conditions- 1. The subdivider shall prepare conditions, covenants, and restrictions (CC &R's) to be approved by the Community Development Director and the City Attorney prior to final map approval. CC &R's shall contain the following provisions: a. Creation of a homeowners' association to enforce the CC &R's and provide for professional, perpetual maintenance of all common areas including private driveways, drainage, on -site sewer facilities, parking lot areas, walls and fences, lighting, and landscaping. b. Grant to the city the right to maintain common areas if the homeowners' association fails to perform, and to assess the homeowners' association for expenses incurred, and the right of the city to inspect the site at mutually agreed times to assure conditions of CC &R's and final map are being met. c. No parking except in approved, designated spaces. d. No outdoor storage of boats, campers, motorhomes, or trailers nor long -term storage of inoperable vehicles. PH1 - 96 Resolution No. XXXX (2014 Series) Page 6 f. No outdoor storage by individual units except in designated storage areas. g. No change in City- required provisions of the CC &R's without prior City Attorney approval. h. Homeowners' association shall file with the City Clerk the names and addresses of all officers of the homeowners' association within 15 days of any change in officers of the association. i. Provision of appropriate "no parking" signs and red - curbing along interior roadways as required by the City Fire Department. j. CC &R's shall not prohibit location of solar clothes drying facilities in private yards which are substantially screened from view. k. Prospective property owners and renters shall be notified of the project's provision of tandem parking. Additionally, they shall be advised that they should ensure that the amount of on -site parking is adequate for their needs because they will not be able to obtain on- street parking permits for any additional parking needs. 1. The responsibility for the placement of the trash and recycling containers at the street on collection days will be the responsibility of the property owner's association. The property owner's association shall coordinate with San Luis Garbage Company regarding the collection time and preferred location for the placement of trash and recycling containers to minimize the obstruction of the public right -of -way. 2. As part of the encroachment permit for the proposed frontage improvements, the applicant shall submit plans to address any changes made to on- street parking, signage, and striping to the approval of the City Engineer. 3. The applicant shall pay in -lieu fees for the 19 off -site parking spaces that will be eliminated with development. 4. Short term bicycle parking shall be provided in a minimum of two locations; one for bicyclists entering from Osos Street and one for bicyclists entering from Morro Street. 5. The details of the required lockable private storage areas (minimum of 200 cubic feet per unit) shall be to the review and approval of the Architectural Review Commission. 6. The Community Development Director shall review the final map to review any necessary revisions to the final map that may be precipitated by future project modifications. 7. The down sloping Morro Street driveway slope shall comply with City standard 2130. PH1 - 97 Resolution No. XXXX (2014 Series) Page 7 8. To ensure pedestrian safety, the driveway exits shall provide a minimum of ten (10) feet clear visibility to the sidewalk on both sides of the exit, unobstructed by building corners, columns or other visual impediments. The distance is measured behind the stop bar and two feet to the right of the centerline where a driver would be located in a stopped vehicle. 9. The Drainage Report shall address post - development water quality per City Standard 10 1 OB. Details of the passive design concept proposed shall be discussed in an amended report and shown on plans submitted for final review by the Architectural Review Commission. 10. New curb, gutter and sidewalk will be required along the project frontage on Osos Street and Morro Street. 11. All wire utilities to the new units shall be underground. No additional utility poles shall be set and no wires shall be extended across the proposed project to serve adjacent properties. 12. The subdivider shall dedicate a 10' wide public utility and street tree easement across the site frontage on Morro and Osos Streets. Said easements shall be adjacent to and contiguous with all public right -of -way lines bordering the site. 13. The subdivider shall provide individual electrical, phone, television, natural gas, and water service and related utility company meters to each unit to the approval of the affected utility company and the Public Works Director. Sub - metering of the water services may be allowed upon request and with the approval of the Utilities Director. 14. Pursuant to Government Code Section 66474.9(b), the subdivider 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 subdivision, and all actions relating thereto, including but not limited to environmental review. Code Requirements The following code requirements are included for informational 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. 1. Long and short-term bicycle parking shall be provided in accordance with City standards. Bike lockers or interior space within each dwelling unit or accessory structure shall be provided for the storage of at least two bicycles per dwelling unit. In addition, one short term bicycle parking space shall be provided for guests of the residential units and a PH1 - 98 Resolution No. XXXX (2014 Series) Page 8 minimum of three long term parking spaces and two short term parking spaces shall be provided for the office uses. All bicycle parking shall be located outside of the public right of way. 2. Any easements including but not limited to provisions for all public and private utilities, access, drainage, common driveways, and maintenance of the same shall be shown on the final map or recorded separately prior to map recordation if applicable. 3. A preliminary soils report is required in accordance with the Subdivision Map Act and the City of San Luis Obispo Subdivision Regulations at the time of final map submittal. The report shall be referenced on the final map in accordance with the city's Subdivision Regulations and the Subdivision Map Act. On motion of seconded by , and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this 10`h day of June, 2014. Mayor Jan Marx ATTEST: Anthony Mejia City Clerk APPROVED AS TO FORM: J. Christine Dietrick City Attorney PH1 - 99 Exhibit A General Plan Land Use Map Existing Land Use Proposed Land Use i Medium -High Density Residential Office PH1 - 100 Attachment 8 ORDINANCE NO. (2014 Series) AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING THE ZONING MAP TO RECONFIGURE THE BOUNDARY BETWEEN THE OFFICE (0) AND MEDIUM -HIGH DENSITY RESIDENTIAL WITH THE HISTORICAL PRESERVATION OVERLAY(R -3 -H) ZONING DISTRICTS ON THE SITE FOR THE PROPERTY AT 1321 & 1327 OSOS STREET; GP/R/ER 96 -13 WHEREAS, the Planning Commission conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 9, 2014, and recommended approval of the project; 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 June 10, 2014, pursuant to a proceeding instituted under application GP /R/TR/ER96 -13, Mission Medical Partners, LLC, applicant; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the City Council has considered the Mitigated Negative Declaration (MND) of environmental impact that was previously approved by the Council on August 19, 2008, along with the Addendum prepared to update the MND to be consistent with the current project; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. BE IT ORDAINED, by the City Council of the City of San Luis Obispo as follows: SECTION 1. Findings. 1. The proposed modification is a minor amendment to the Zoning Map because it is a boundary change only which retains the existing Office and Medium -High Density Residential with Historical Preservation overlay zoning districts for the site with the same relative proportions of the overall site area intact. 2. The proposed Rezoning will not be detrimental to the health, safety and welfare of those living and working in the vicinity since the proposed changes to the City's Zoning Map accommodates the planned redevelopment of the site with uses and improvements that will be compatible with other properties in the same block that are either zoned O, Office or R -3, Medium -High Density Residential. 3. On August 19, 2008, the City Council adopted a Mitigated Negative Declaration (MND) which adequately addresses the potential significant environmental impacts of the PH1 - 101 Ordinance No. (2014 Series) Page 2 proposed project. The MND along with the prepared Addendum adequately evaluate the potential environmental impacts associated with the current project. SECTION 2. Action. The Zoning Regulations Map Amendment (GP/R 96 -13) is hereby approved as identified within Exhibit A. 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 day of , 2014, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the day of , 2014, on the following vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this 10th day of June, 2014. Mayor Jan Marx ATTEST: Anthony Mejia City Clerk APPROVED AS TO FORM: J. Christine Dietrick City Attorney PH1 - 102 Existing Zoning ■ MResldenW Offlee Exhibit A Zoning Map Proposed Zoning PH1 - 103 Page intentionally left blank. P H 1 - 104