HomeMy WebLinkAboutARC Resolution ARC-1001-15 (ARCH-0414-2014 --RESOLUTION NO. ARC-1001-15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING A NEW HOMELESS SERVICES CENTER
INCLUDING ADOPTION OF A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE
STAFF REPORT AND ATTACHMENTS DATED JANUARY 21, 2015
40 PRADO ROAD (ARCH-0414-2014)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on January 21, 2015, pursuant to a proceeding instituted under ARCH-0414-
2014, Community Action Partnership, SLO (CAPSLO), applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law;
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-0414-2014), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character of the neighborhood.
2. The project design is consistent with the City’s Community Design Guidelines applicable
to commercial/industrial development on infill sites and provides a design that is
compatible with the proposed use and the characteristics of the surrounding neighborhood.
3. The project design maintains consistency with the City’s Community Design Guidelines by
providing architectural interest and style and complements the design and scale of the
existing neighborhood.
4. The project is consistent with the General Plan, Land Use Element Policy 5.1.6 because it
promotes the location of Homeless Services in the general vicinity of South Higuera Street
near Prado Road.
5. The project is categorically exempt under Section 15332 (In-Fill Development Projects) of
the CEQA Guidelines because the project is within City limits, consistent with applicable
Resolution No. ARC-1001-15
40 Prado Road, ARCH-0414-2014
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City policy, surrounded by urban uses, and on a project site less than 5 acres in size served
by required utilities and public services.
SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
2. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as
deemed appropriate.
3. The project shall substantially comply with conditions established under Use Permit USE-
0413-2014.
4. The project shall substantially comply with mitigation measures and monitoring program as
part of the Negative Declaration established under Resolution No. 8063.
5. The applicant shall include a roof and enclosure for the bicycle parking area for further
security, designed to the satisfaction of the Community Development Director.
6. Signage for the project site shall conform to the standards established for the Office zone
and shall comply with the City's Sign Regulations to the satisfaction of the Community
Development Director. The Director may refer signage or specific proposals to the ARC if
it seems excessive or out of character with the project.
7. Parking lot poles and fixtures shall be shown on building permit plans and not exceed 15
feet in height measured from the parking lot surface to the bottom of the fixture. Parking lot
light fixtures shall include shielding that blocks light trespass in the direction of the Sunset
Drive-In Theater and are consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations. Cut-sheets of
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fixture details and photometrics shall be submitted with working drawings to confirm
compliance with City standards.
8. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall
be clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-
sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure
that light is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations. A note shall
be included on plans that “Lenses of exterior wall-mounted lights may be modified or
shielding devices added after installation if the Community Development Director
determines that they emit excessive glare.”
9. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of any proposed condensers and other mechanical equipment.
If any condensers or other mechanical equipment is to be placed on the roof, plans
submitted for a building permit shall confirm that parapets and other roof features will
adequately screen them. A line-of-sight diagram shall be included to confirm that proposed
screening will be adequate. This condition applies to initial construction and later
improvements.
10. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on
plans.
11. The location of any required backflow preventer and double-check assembly shall be
shown on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed. Where
possible, as determined by the Utilities Director, equipment shall be located inside the
building within 20 feet of the front property line. Where this is not possible, as determined
by the Utilities Director, the back flow preventer and double-check assembly shall be
located in the street yard and screened using a combination of paint color, landscaping and,
if deemed appropriate by the Community Development Director, a low wall. The size and
configuration of such equipment shall be subject to review and approval by the Utilities
and Community Development Directors.
Utilities
12. A public recycled water main shall be extended along the project’s frontage.
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13. As the project includes a commercial kitchen, provisions for grease interceptors and FOG
fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the
design. The facility shall also provide an area inside to wash floor mats, equipment, and
trash cans. The wash area shall be drained to the sanitary sewer.
14. The project’s sewer lateral shall be designed so that in may be tied into the future Elks
Lane.
Transportation
15. Pursuant to Chapter 4.56 of the City of San Luis Municipal Code, the project is subject to
applicable transportation impact fees.
16. Prior to commencement of construction the project shall either:
a. Pay a fair share participation of the Prado Road Interchange/Overpass project to the
satisfaction of the Director of Public Works; or
b. Enter into an agreement with the City to pay a future fair share amount or participate in
other public financing program toward the Prado Road Interchange/Overpass as
adopted by the Council.
17. Prior to commencement of construction, the applicant shall provide a preliminary design of
the realignment of Elks Lane from the northwest corner of the RTA site to Prado Road to
the satisfaction of the Public Works Department. Preliminary plans shall be provided to
show that the proposed project, site design, utility connections, horizontal, and vertical
controls will generally accommodate a future re-alignment of Elks Lane. The plan shall
include preliminary design of public utility main extensions/relocations into the re-aligned
street.
18. Prior to issuance of a building permit, the property owner shall enter into an agreement
with the City as to the disposition of land required for public rights of way for the
realignment of Elks Lane and Prado Road widening and interchange/overpass, subject to
approval of the Director of Public Works.
19. Prior to commencement of construction, the property owner/applicant shall enter into a
covenant agreement for the construction of public improvements for the Elks Lane
realignment along the property frontage. These improvements shall include curb, gutter,
street paving, water and sewer utilities, and all necessary appurtenances per City standards.
These improvements may include the removal and/or adjustment of any conflicts such as
interim driveways, parking lots, basins, and swales.
20. Prior to occupancy, the project shall construct a bus stop, including shelter, bench, trash
receptacle and lighting on frontage along Prado Road with an ADA path of access
connecting to the building.
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Engineering/Public Works
21. Projects involving the construction of new structures generally require that complete
frontage improvements be installed or that existing improvements be upgraded per City
standard. MC 12.16.050.
22. New curb, gutter, sidewalk, street paving, signing, striping, and driveway approach
improvements are normally required as a condition of development permits and would be
constructed in accordance with City Engineering Standards and Standard Specifications.
The Public Works Department has approved the deferral of some or all of the standard
street improvements. The applicant/property owner should provide a written request to
defer said improvements. If deferred, a covenant agreement shall be recorded to complete
the frontage improvements in the future.
23. The required improvements for the driveway access, shoulder improvements, bus turn-out,
utility installations, etc., shall be designed in accordance with acceptable rural road and/or
City Engineering Standards and shall be approved to the satisfaction of the City Engineer.
24. The building permit plan submittal shall include all required parking lot improvements,
dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage,
pavement marking, signage, and striping in accordance with the Parking and Driveway
Standards and disabled access requirements of the CBC.
25. The building plan submittal shall show and note the right-of-way width, location of
frontage improvements, front property line location, and all easements. All existing and
proposed improvements located within the public right-of-way shall be shown for
reference.
26. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades. All
work in the public right-of-way shall be shown or noted.
27. All new wire utilities including electrical service, phone, and cable TV shall be placed
underground. The undergrounding of utilities shall be completed without a net increase in
the number of required wood utility poles.
28. A new streetlight shall be provided near the project access driveway/bus stop area. If a
standard streetlight installation is not feasible, the streetlight may be mounted on an
existing, new, or relocated wood joint utility pole to the satisfaction of the City Engineer
and PG&E.
29. The building plan submittal shall include a complete grading, drainage and topo plan. The
grading and drainage plan shall show existing structures and grades located within 15 feet
of the property lines in accordance with the grading ordinance. The plan shall consider
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historic offsite drainage tributary to this property that may need to be conveyed along with
the improved on-site drainage. This development will alter and/or increase the storm water
runoff from this site. The improved or altered drainage shall be directed to the street and
not across adjoining property lines unless the drainage is conveyed within recorded
easements or existing waterways.
30. The building plan submittal shall show and note compliance with the Post Construction
Stormwater Regulations as promulgated by the Regional Water Quality Control Board for
development projects. Post Construction Plan checklists are available on the City website
or by request. An operations and maintenance manual will be required for the post-
construction stormwater improvements.
31. The building plan submittal shall include a Private Stormwater Conveyance System
Management and Maintenance Agreement (Operations and Maintenance Agreement) on a
form provided by the City. The agreement shall be recorded and shall reference any
separate maintenance program documents and the approved building plans.
32. Water quality treatment systems, the treatment train, and maintenance BMP’s shall be
included in an Operation and Maintenance Manual.
33. The final drainage report shall show and note compliance with Waterways Management
Plan Drainage Design Manual. The final drainage report and building plan submittal shall
show and note compliance with the Floodplain Management Regulations. The drainage
report shall include a complete summary of the initial (Interim) drainage improvements vs.
the final drainage improvements, strategy, and design. The report shall clarify what future
improvements may be required to accommodate the Elks Lane re-alignment.
34. The design for the interim/final southerly stormwater basin (Prado Road frontage) shall
consider the existing tree to remain and any new tree plantings. The basin may need to be
designed with a more natural flow and may need to open into the existing drainage
depression located to the west of the project site.
35. Unless the proposed CLOMR is processed prior to final building permit issuance, the
building plan submittal shall comply with the current Flood Insurance Rate Map and the
Floodplain Management Regulations for floodproofed buildings. City regulations require
elevation and/or floodproofing to at least one foot above the Base Flood Elevation (BFE).
Floodproofing to a freeboard height of two feet above the BFE may provide better flood
protection/reduced flood insurance premiums and is recommended.
36. The building plan submittal shall include a more detailed site plan exhibit to show the
scope of improvements, alterations, and demolitions required to accommodate the future
Elks Lane re-alignment as currently contemplated. The plan shall consider final parking lot
access, circulation, utility relocations, site lighting, and landscaping. A covenant
agreement to remove, alter, or relocate the existing improvements to accommodate the Elks
Lane re-alignment shall be recorded prior to final inspection approvals.
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37. One 15-gallon street tree is generally required for each 35 lineal feet of frontage as a
condition of development. If required, the City Arborist shall approve the tree species,
planting requirements, and whether the existing trees may qualify for part or all of this
requirement. Street tree planting may be deferred and included in a covenant for future
planting if specifically approved for deferral by the City Arborist and Community
Development Director.
38. The City Arborist supports the proposed tree removals. Compensatory plantings shall
include two new 48-inch box Oak trees. Additional landscape trees shall be planted in the
front setback area along Prado Road. The final tree planting requirement and species shall
be approved to the satisfaction of the City Arborist and shall depend upon the final
drainage basin design and evaluation of the existing trees to remain.
39. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall
approve any safety pruning, the cutting of substantial roots, or grading within the dripline
of trees. A City-approved arborist shall complete safety pruning. Any required tree
protection measures shall be shown or noted on the building plans.
40. The proposed fence shall not exceed eight feet in height when measured from the top of the
fence down to adjacent grade along the lower side of the fence directly at the base of the
fence. The design, location, and materials of the fence shall be consistent with Community
Design Guidelines and meet with the satisfaction of the Community Development Director.
On motion by Commissioner Andreen, seconded by Commissioner Curtis, and on the
following roll call vote:
AYES: Commrs. Andreen, Curtis, Root, Nemcik, Wynn, and Ehdaie
NOES: None
REFRAIN: None
ABSENT: 1 Position Vacant
The foregoing resolution was passed and adopted this 21st day of January, 2015.
Phil Dunsmore, Secretary
Architectural Review Commission