HomeMy WebLinkAboutARC 197-05Department of Community Devopment
Planning Application
Project Address
3580 SACRAMENTO Parcel # 053-061-043
Project Title
SYCAMORE PLAZA
Legal Description
CY SLO PM 49-4 PAR 2
Zoning 1
M Zoning 2
Property Owner
COWAN CRAIG A THE
In Care Of
Owner Address
265 INDIAN KNOB RD
SLO CA 93401-8004
Applicant Name
QUAGLINO PROPERTIES Day Phone (805)543-0560
Address
815 FIERO LANE STE B SAN LUIS OBISPO CA 93401
Representative
STEVEN D PULTS AIA & ASSOC Day Phone (805)541-5604
Address
3450 BROAD STREET, STE 106, SAN LUIS OBISPO, CA 93401
Send correspondence to Representative
�2
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
(805)781-7172
Application made pursuant to Chapter/Section
2 Y% an �/, of the San Luis Obispo Municipal Code.
Planning Services Summa y
Application # Type of Application Received Fee
ARC 197-05 Architectural review for mixed use project in 10/25/20 $2,357
the Manufacturing Zone
197-05 Use Permit application for mixed use 10/25/20 $2,698
development in the Manufacturing Zane
Total fees $5,055
Received By BRIAN LEVEILLE
Fee Paid by Applicant ( 5055)
Assigned planner 'T�.+,-� { 10(3/ M5 Q -
Hearings
( 01 10/25/2005 15s26 0'2"/±9 Pill
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Alcity of n Luis OBISPO
,P PLANIANG APPLIATION
Community Development Department • 990 Palm Street • San Luis Obispo, California 93401 • (805)781-7172
Project Address and Assessors Parcel Number(s):
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What do you want to do? What is your final goal? GoA Svc 2 DI /kec� 11Se-
Applicant (Who is proposing the project?): /�hr- �D�r'�r e� Day Phone: 2�543 0,P360
applicant's Address rJr� i ierona can/_cam v/ c ter✓ v r r .
Representative (if any):y?n l-r�14 A-14- aG Day Phone: e 4l �604
Representative's Address, 5road S:f q-& -
Property Owner (if other than applicant): c54%92� Day Phone:
Owner's
Please send all correspondence to Othe applicant Vthe representative O the property owner.
Property Owner Authorization
ApphemY kepresentative uertaication
By signing this application I certify that 1 have reviewed this completed
By signing this application I certify that the information provided is accurate. I
application and the attached material and 1 consent to its filing. I agree to allow
understand the City might not approve what I'm applying for, or might set
the Community Development Department to duplicate and distribute plans to
conditions of approval ree to allow the Community Development
interested persons as it determines is necessary for the processing of the
Department to dut' i a and "stribute plans to interested persons as it
application.
determines is pecesliary for th processing of the application.
C
0-24-0 V
Signed Date
Signed Date
Permission to Access Property
Interior Inspection Contact Information
This section is to be completed by the property owner and/or occupant who
Occasionally, Community Development Department Staff may need access
controls access to the property. To adequately evaluate many project
to one or more buildings on the project site. If this is the case. Staff will use
proposals Community Development Department Staff, Commissioners and City
the contact information below to arrange an appointment.
Council Members will have to gain access to the exterior of the real property in
order to adequately review and report on the proposed project. Your signature
below certifies that you agree to give the City permission to access the project
Name:
site from 8 a.m. to 5 p.m., Monday through Friday, as part of the normal review
of this planning application.
Address:
��,y/
Signnet dam' [i ceps
Day Phone:
CHECK REVIEW
❑ Rezoniri
311. Use Permit
❑ Variance
W ARC Review
❑ Env. Review
❑ Subdivision
❑ GPAmendment
❑ Annexation
APPLICATION NO. FEE PAID
❑ Other
Appication fee paid by:
❑ the applicant ❑ the representative ❑ the property owner.
Received
by:
JC
r
-sue
Date:
rz .Vicee 7 dd 1
Mc r/23/6t,
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November 30, 2005
Jaime Hill
Associate Planner
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Re: ARC/U 197-05, Sycamore Plaza
RESPONSE TO ADDITIONAL INFORMATION REQUEST
1. Noise study attached.
2. Affordable housing in -lieu fees: Preliminary Calculation
Building A ................................ $ 228,698.00
Building B
Commercial ...................... $ 353,961.00
Residential .......................$ 1,085,767.00
TOTAL ......................................$ 1,668,426.00
FEE @ 5% ............................... $ 83,421.00
3. Project will meet Public Art Ordinance requirements either through paying in-leiu
fee or through providing public art in the proposed development. This has not
been determined at this time and will be confirmed prior to building permit
issuance.
4. Refer to Quaglino Properties letter attached.
5. Refer to Quaglino Properties letter attached.
6. Pedestrian walkway has been added along common drive, see attached site
plan.
7. We have provided loading areas for smaller trucks, UPS etc., however we do
not anticipate needing loading docks for large trucks given the nature of the
project. We will are limiting uses to avoid frequent loading activities due to the
residential component.
8. The double detector check valve location has been shown on the attached site
plan. The details will follow standard fire department requirements. We propose
painting the assembly green and will provide landscape screening as allowed
by the fire department. The distance from the front property line to the assembly
is dictated by the utilities department.
Building mechanical equipment will be located on the roof and is screened
by the parapets.
9. Tenant signage was shown on Exterior Elevations, Sheet A-3.1.
10.There are two existing pine trees at the front corner of the site, shown on
attached Site Plan to be removed.
Architecture. Plammns G GraDht'cs
3450 Broad Street — Suite 106
San Luis Obispo, CA 93401
(805) 541-5604
Fax (805) 5414371
•
11. Refer to Quaglino Properties letter attached. In addition we feel this is clearly the
best location for outdoor use area as it is protected from the parking and
commercial areas.
UTILITIES
12. Existing utility plan attached, Sheet C-1.3.
13.We have reviewed the trash enclosures and their locations with San Luis
Garbage Company and they approved the design and layout. Prior to meeting
with them we did enlarge the enclosure next to Building B to provide extra space
for recycling for the residences.
PUBLIC WORKS
14. Preliminary grading plan, hydrologic and hydraulic analysis are attached.
15.Driveway plan showing proposed driveways across the street is attached,
Sheet C-1.3.
16. Parking space dimensions were shown on Site Plan, sheet C-1.1.
If you haves questions, please give me a call.
lw
Architecture. Planning & Grapbt'cs
1401 Htguera Street
San Lids Obispo, CA 93401
(805) 541-5604
Fax (805) 5414371
0it uc*ino
PROPERTIES
COveY3 aColilornio Lenerai PorfMrship
November 30, 2005
Jaime Hill
City of San Luis Obispo, Community Development Dept.
990 Palm Street
San Luis Obispo, Ca 93401
Re: ARC/U 197-05 (3580 Sacramento)
Sycamore Plaza
Dear Jaime:
Pursuant to your letter dated November 8, 2005 1 am responding to items 4, 5
and 11. For your convenience I have included the text from your letter of the
three items I am addressing.
Item 4:
appropriate in conjunction with the residential use. When compiling the use list.
compatibility (in terms of noise odors glare, etc.) with the surroundings,
neighboring uses and each other should be considered.
Our current plans do not include the use of CC&Rs for this project. However, as
a matter of standard practice we reserve the unrestricted right to amend our
leases by adding CC&Rs or management policies at any time. I have prepared
and attached a list of proposed uses for this project. The cities zoning regulation
manual does not include definitions for several of the categories. The undefined
categories may require additional consideration before a final decision is made to
retain those uses on the list. Our experience with similar projects dictates the
use list as submitted is compatible and reasonable with proper management.
I would like to point out the selection and approval of a specific list of uses for
mixed -use projects is a necessary policy however, it by no means guarantees
harmony between all of the uses on a given list. No matter how much time and
thought goes into the process there are no guarantees. It is important to point
out that our past experience has proven the selected use list is simply a guide.
www.quagiino.mm 815 Fiero Lane San Luis Obispo California 93401 P: 805.543.0560 F: 805.543.067q
The valid test starts with the careful selection of tenants and the day to day
management of the property.
With respect to compatibility among uses what standard are we attempting to
achieve, or is it purely an individuals subjective opinion? Does the recent trend
towards mixed -use in the downtown core set a standard? How has the city
addressed mixed use compatibility in the downtown? If you want evaluate an
area of town with odors, glare and noise the downtown tops the list by offering it
all, all the time. Compared with the downtown the proposed site will be
reasonably quiet especially after normal business hours and would definitely offer
fewer distractions than most other areas of the city approved for mixed use
projects.
Item 5:
5. The property is located within the Airport Safety Area S-2, which imposes
certain limitations upon residential and commercial densities on the site, as well
as prohibits some noise -sensitive uses. Please take the Airport Land Use Plan
and these regulations into consideration when determining the commercial uses
allowed at the site
The project will comply with the Airport Land Use Plan document specifically
Table 4 "Maximum Allowable Interior Noise from Aviation Related Noise
Sources" and Figure 8 "Allowable Densities: Aviation Safety Area S-2.
In addition to meeting specific development standards on our last mixed -use
project we also addressed the long term concerns of airport operations by
including specific language in each of our leases. I have attached a copy of our
standard lease language which was reviewed and approved by the airport
manager as well as county legal counsel. We have been operating another
mixed -use project much closer to the airport without one comment or compliant
with regards to airport operations. Even though I do not feel this location warrants
the use of a similar lease clause I would not be opposed to a similar requirement
if imposed.
During the planning review of our last mixed -use project the Planning
Commission was also concerned with the compatibility between the mixed uses
as well as adjacent properties. Since that time our experience has taught us
these concerns are more effectively controlled through management. Even
though a use is allowed by entitlement of zoning or inclusion on an approved list,
some of those allowed uses are in fact not compatible and should not be
included in the final mix of tenants. Much of the tenant mix decisions are decided
as the mix of tenants for a particular project or building evolves. Even though
similar projects are zoned identically with identical approved uses does not imply
you would or should place the same mix of tenants within identically zoned
projects. Similar projects will take on their own character with a tenant mix that
2
is personal to the individual project, which can re -evolve over time as tenants
turn over.
Item 11:
11. Staff is somewhat concerned with the location of the outdoor area at the rear
of the site, closest to the railroad and adiacent manufacturing businesses. As
part of the review of the mixed -use use permit for the site we can insure that the
uses that go onto this site are compatible with the outdoor space for residents.
However, the separate parcel to the rear could be occupied by any of the uses
allowed in the Manufacturing zone.
The adjacent property to the east is owned by Craig Cowen and was recently
remodeled into an office use at substantial cost. The west side of that building
which would be adjacent to the east side of the proposed project is exclusively
office use and approximately 60' from the proposed project. The warehouse area
of this site is separated from our project by the office portion of the building and is
approximately 140' from the project. Currently the building is being used as a
distribution facility for a bakery, which I would consider a very innocent use and I
would expect similar uses to continue if the current tenant relocates.
The property to the south which borders the outdoor space is owned by our
company. This project consists of two buildings; the rear building is occupied
exclusively by Qwest Communications as a telecommunications switching center
with two employees. The front building is occupied by American General Media,
which operates eight radio stations; Ride -on Transportation, providing the office
support and dispatch for a local transportation service; Digital West
Communications, an internet service provider and Unibox, a manufacturer of
small plastic parts. All of these uses have enjoyed a compatible coexistence,
due to a selective tenant placement process. This property is similar to our
proposed project, commercial on the ground floor and office uses above. By
comparison I feel it is parallel to our proposed project with commercial on the
ground floor and residential above.
I must comment on your statement noting; "while this process can control the
placement of compatible tenants within the subject property there is no control
over the placement of tenants in adiacent properties". This is a true and correct
statement and although I agree with the statement I do not agree the hesitation
should be a part of this process. I must assume there was extensive thought
given to this concern during the course of action to allow mixed -use within
commercial zones. If this proves to be a valid concern then it is a citywide zoning
issue and not a project specific issue. If you look at the uses allowed within the
M zone there are many incompatible uses that by entitlement are allowed next
door to one another. A good example would be a fuel dealer as a neighbor to a
welding shop, not a very compatible mix or perhaps a residence above a
nightclub, which is certain to take place in the downtown core.
If metropolitan noises are to be a factor in precluding mixed uses in commercial
zones then how will the redevelopment of our downtown ever take shape? If
noise is a prerequisite for scrutiny in this proposed development and near the
threshold of some sort of tolerable scale then downtown mixed use would be
condemned by the same standards.
I believe it would be very helpful to meet onsite to understand the dynamics of
the neighborhood, the orientation of the proposed buildings, the flow of traffic and
pedestrians. I would be happy to take you on a tour of the adjacent properties
and tenant spaces. I see this as a straight forward project in a neighborhood that
is as good as most and superior to others for this type of development.
Please do not hesitate to contact me with any further questions or concerns. I
look forward to meeting onsite and sharing our vision.
Sincerely
APL
Matt Quaglino
LEASE LANGUAGE ADDRESSING AIRPORT OPERATIONS
AIRCRAFT AND AIRPORT DISTURBANCES - LESSEE hereby
acknowledges and agrees that the Premises are located within the vicinity of the
San Luis Obispo County Regional Airport. It is further acknowledged and agreed
by LESSEE, that LESSEE is aware that the quiet enjoyment of the premises may
be interrupted by noise generated by over -flying aircraft and/or by aircraft activity
and operations at the airport (hereinafter "Airport Operations"). The disturbances
shall include, and the rights of the San Luis Obispo County Regional Airport shall
not be limited to, the following:
(a) Aircraft flight and ground operations at said airport at all times,
day or night, up to 24 hours per day.
(b) The right of flight for the unlimited passage of aircraft, for the
use and benefit of the public, in the airspace above the premises, together
with the right which may cause noise, light, electromagnetic emissions,
vibrations, fumes, dust, fuel particles and all other effects as may be
inherent in the navigation or flight of aircraft and or operations at the
airport.
(c) The right of use of the airport for unrestricted aircraft landings,
take -offs and day to day operations.
The LESSEE acknowledges and agrees that the continuing and perpetual right of
the County of San Luis Obispo, or its successor, to conduct Airport Operations and
allow aircraft flight and ground operations at said airport at all times. The LESSEE
further agrees and acknowledges that LESSEE fully realizes and anticipates that
any negative effects of Airport Operations are not expected to diminish from the
current level and may well increase in the future and at any time following the
LESSEE'S execution of this lease agreement. LESSEE hereby agrees and
acknowledges that LESSOR shall not be liable to LESSEE for any claim of
damages, offset or breach whatsoever arising under this lease, or otherwise, based
upon Airport Operations.
9
•
November 23, 2005
Proposed use list for Sycamore Plaza, 3580 Sacramento Drive
1. Furniture and Fixtures Manufacturing Shops, (excludes appliances, bedsprings & Mattresses, lockers &
slue furniture)
2. Industrial Research and Development
3. Laboratory -Medical, Analytical, Research, Testing
4. Manufacturing -Light
5. Photo and Film processing lab
6. Printing and Publishing
7. Recycling Facilities- Small Collection Facility, (excludes scrap & dismantling yards and heavy
recycling)
8. Warehousing, Indoor Storage
9. Wholesaling and Distribution
10. Badfavern, (excludes bars & taverns, we other allowed uses within the heading)
11. Fitness/Health facility, (excludes conventional fitness centers & athletic clubs that typically generate large groups
of clients, would include personalized training and spa type business)
12. School- Specialized Training (limited by parking requirements, excludes traditional classroom settings, includes
small groups or personal training only)
13. Home Occupation
14. Mixed -Use Project
15. Auto and Vehicle Sales and Leasing (excludes sales of automobiles, trucks and vans, includes bicycles)
16. Auto Parts Sales, With Installation (limited to minor repairs or installation of after market products such as
audio video electronics, upholstery, customizing of stock vehicles, excludes any mechanical work such as mechanical
repairs of vehicles)
17. Auto Parts Sales, Without Installation
18. Convenience Store (Limited to from building only)
19. Extended Hour Retail (limited to from building only)
20. Farm Supply and Feed Store (limited to front building only)
21. Mobile Home, RV, and Boat Sales (no mobile or RV sales)
22. Restaurant
23. ATMs
24. Banks and Financial Services
25. Business Support Services
26. Office - Accessory
29 Office Business -Services
28. Office - Processing
29. Office - Production and Administration
30. Catering Services
31. Copying and Quick Printer Service
32. Equipment Rental (no definition in zoning book?)
33. Food bank/Package Food Distribution Center (no definition in zoning book)
34. Maintenance Service, Client Site Services
35. Repair Service - Equipment, Large Appliances, Etc
36. Veterinary Clinic/Hospital, Boarding, Large Animal (excludes boarding and large animal care)
37. Ambulance, Taxi, and/or Limousine Dispatch Facility
38. Antennas and Telecommunications facilities
39. Broadcast Studios
40
January 17, 2006
Jaime Hill
Associate Planner
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Re: ARC/U 197-05, Sycamore Plaza
Statistics for the referenced project as requested:
CARPORT SQUARE FOOTAGE: ............................. 1,819 sf
LANDSCAPE AREA: ........................ 24% site - 15,109 sf
LOT COVERAGE
Building A.............................5,689 sf
Building B
First Floor..................9,255 sf
2"d Floor Balcony ....... 1,667 sf
Total.................................18,430 sf
Site.................................63,010 sf
Lot Cover...................................29%
(Allowed 75%)
FLOOR AREA RATIO:
Building A.............................5,689 sf
Building B
First Floor..................9,255
sf
2"d Floor...................10,572
sf
3`d Floor.....................9,843
sf
Carports................................1,819
sf
Total.................................37,178 sf
Floor Area Ratio .........................59%
(Allowed 150%)
TRASH ENCLOSURE COLORS:
Split Face Block (20-101) - Match Building Split Face
Metal Siding (Gates) Regal Blue — Match Building Metal Siding
>r need further information, please give me a call.
Architecture, Planning & Graphics
3450 Broad Street — Suite 106
San Luis Obispo, CA 93401
(805) 541-5604
Fax (805) 5414371
January 23, 2006 ARC Presentation
Item #1: ARC 197-05; 3580 Sacramento
Quaglino Properties has submitted plans to the City to construct a new mixed -use
project on an undeveloped site on Sacramento Drive south of Capitolio. The
project includes four new structures, two occupied structures and two carports,
consisting of 12 residential dwellings and 14,494 square feet of commercial space.
Earlier this month the Planning Commission approved a master use permit and
20% parking reduction for the mix -use project.
Fronting Sacramento Drive, Building A is a 5,689 square foot single -story
commercial building, with its primary entrances facing the street and secondary
entrances and loading bays located on the rear facade. This building is separated
from the street by a sidewalk, landscape planter and a single row of parking.
Additional parking is located to the rear of the building and within carports along
the southern property line.
The larger, three-story Building B is at the rear of the site, with 8,805 square feet
commercial space on the ground level and 13,460 square feet of residential area on
the second and third floors. The residential component of the project includes 12
dwelling units, ten two -bedrooms and two one -bedrooms. Primary entrances to the
commercial spaces are located along the front building facade. The dwellings are
accessed at either end of the building, with the individual entries accessed by
covered breezeways located along the building's rear facade. The front of this
building is dominated by private balconies facing west where they are sheltered
from railroad noise by the mass of the building, and from traffic noise by Building
A and the setback from Sacramento Drive.
The project provides three outdoor use areas, including patio areas with bench
seating along either side of Building B, and a turf area to the east of Building B for
use by the residents.
While staff supports the site design, there are five items highlighted in the staff
report that warrant Commission review & discussion. These include screening of
mechanical equipment, location and screening of trash, lighting, landscaping in the
street yard, and signage
Condition No. 10 is recommended that suggests modifications to the landscape
plan to include hedges or a landscaped berm with additional plantings along the
street frontage to screen parking and that mechanical equipment.
Condition No. 11 would require that the two parking lot lights to the rear of
Building A are replaced with bollard lighting fixtures to reduce ambient light
levels where it could impact the residential units.
Conditions No. 13 and 14 are recommended to modify the trash enclosures to
reduce unsightly views. Staff recommends that the enclosure located adjacent to
the north side of Building B be moved further into the northeast corner of the site,
and the patio area brought forward, and that horizontal covers be provided over
both enclosures to improve the view from the upper story residences.
Condition No. 15 calls out that the tenant signage all be consistently individual
raised dark bronze metal lettering to match the monument sign.
Additionally, since the printing of the staff report the Public Works department has
provided an additional project condition regarding street tree requirements and
several code requirements to be included in the final project. All of these are City
standards that would serve as informational notes for the applicant.
The applicant has also requested a slight change in the language of Condition No.
2, that rather than include a page in the working drawings listing the conditions of
approval that this be provided as a separate exhibit submitted with the working
drawings. This is fine with staff, as the intention of the condition it to ensure that
the items are addressed by the applicant in the working drawings.
All these changes are included on the hand out that was distributed to the
Commissioners at the beginning of the hearing.
With these modifications, staffs recommendation is to grant final approval to the
project, based on findings, and subject to conditions and code requirements.
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
January 23, 2006
ROLL CALL:
Present: Commissioners Greg Wilhelm, Allen Root, Michael Boudreau, Charles
Stevenson, Jim Lopes, and Chairperson Zeijka Howard
Absent: Commrs. Lopes and Smith
Staff: Senior Planner Pam Ricci, Associate Planner Jaime Hill, Recording
Secretary Jill Francis
ACEPTANCE OF THE AGENDA:
The agenda was accepted as amended.
PUBLIC COMMENTS ON NON -AGENDA ITEMS:
There were no comments made from the public.
PUBLIC HEARINGS:
1. 3580 Sacramento Drive. ARC 197-05; Review of a mixed use project; M zone;
Quaglino properties, applicant. (Jaime Hill)
Associate Planner Jaime Hill presented the report recommending final approval of the
project, based on findings and subject to conditions and code requirements, which she
outlined.
PUBLIC COMMENTS:
Steve Pults, applicant's representative, indicated that he supported the staff's
recommendation for approval, but had some minor changes he would like to make to
conditions. He asked that: the condition regarding bike racks be rephrased; 12-foot
high poles be used for parking lot lights; the trash enclosure not be relocated; and the
two pine trees in the street yard be removed.
Steve Caminiti, Landscape Architect, spoke in support of the request and explained the
landscape scheme for the street yard area with the 24 sycamore trees and red fescue.
Don Hedrick, 3661 Sacramento Dr., SLO., expressed his concerns that residences were
inappropriate in this industrial area and that it would be prudent to wait until the Broad
Street Mixed -Use project across the street was occupied so that its functionality could
be assessed. Mr. Hedrick had submitted two letters to the Commission; the first, dated
January 4, 2006, was included in the ARC's agenda packets, and the second, dated
January 23, 2006, was distributed to the ARC just prior to the hearing.
ARC Minutes , •
January 23, 2006
Page 2
COMMISSION COMMENTS:
Overall, the Commission supported the project site plan and building designs, though
several of the Commissioners did express concern regarding the appropriateness of
residential uses in industrial areas.
Commr. Stevenson questioned if the carports would be reserved for residents, which
Jaime Hill noted could not be done because a parking reduction had been approved for
the project. He discussed a concern with the possible noise generated by open roll -up
doors. He noted his support for this project and its architecture, but expressed
reservations with the concept of mixed -use projects in industrial zones.
Commr. Boudreau asked about the heights of retaining walls, and expressed support for
the mixed -use project provided that future residents are advised of potential noise
problems.
Commr. Wilhelm questioned the placement of the buildings in relationship to the
retaining walls. He discussed parking requirements and felt the mixed -use has the best
potential for providing affordable housing.
Commr. Root discussed the type of potential residents living with the mixed -use and the
pros and cons they should expect.
On motion by Commr. Wilhelm to grant approval to the project, with revisions to the
conditions regarding lighting and tree removals. Seconded by Commr.Root.
AYES:
Commrs. Stevenson, Boudreau, Wilhelm, Root and Howard
NOES:
None
ABSENT:
Commrs. Lopes and Smith
ABSTAIN:
None
The motion passed on a 5:0 vote.
2. Staff
A. Agenda Forecast
Pam Ricci gave an agenda forecast of upcoming projects.
3. Commission:
A.. Minutes: January 9, 2006
The minutes of January 9, 2006, were approved as amended.
CITY OF SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT ITEM # I
BY: Jaime Hill, Associate Planner (781-7165)_3:� MEETING DATE: January 23, 2005
FROM: Pam Ricci, Senior Planner (781-7170) F12.
FILE NUMBER: ARC 119-05
PROJECT ADDRESS: 3580 Sacramento Drive
SUBJECT: Review of a proposed mixed -use development consisting of 12 residential
dwellings and 14,494 square feet of commercial space with landscaping and other ancillary
improvements for a site on Sacramento Drive south of Capitolio.
SUMMARY RECOMMENDATION
Grant final approval to the project, based on findings, and subject to conditions and code
requirements.
BACKGROUND
Situation
On January 11, 2005, the Planning Commission approved a master use permit for the mix -use
project (Attachment 4, Commission Resolution No. 5439-06). One of the final entitlements
required is Architectural Review Commission approval of the design. The Architectural Review
Commission is being asked to grant final approval to the project.
Data Summary
Address: 3580 Sacramento Drive
Applicant: Quaglino Properties
Representative: Steven Pults AIA & Associates
Zoning: M (Manufacturing)
General Plan: Services & Manufacturing
Environmental Status: Exempt Class 32- Infill Development
Site Description
The project site includes approximately 1.45 acres (63,162 square feet) of land fronting
Sacramento Drive, separated from the railroad tracks to the east by a flag lot (the panhandle to
which is along the north property line), which is developed with a large manufacturing and office
building. Site access is from both the shared driveway located on the adjacent flag lot, and from
Sacramento Drive. Other adjacent parcels are also developed with a mixture of commercial uses,
including offices, warehouses, industrial development, and the UPS processing facility. Directly
across Sacramento Drive is the site of the Broad Mixed -Use Project, a commercial and
residential development which is currently under construction. The property is generally flat,
with a slight fall from the rear of the site towards Sacramento Drive. Seasonal grasses and two
pine trees at the front of the lot are the only existing vegetation.
ARC 119-05 (Sycamore Pl* •
Page 2
The property is designated "Services and Manufacturing" in the General Plan Land Use Element
and zoned Manufacturing (M).
Project Description
The project, called Sycamore Plaza, includes build out of a 1.45-acre site with a mixed -use
development. The project includes four new structures, two occupied structures and two carports.
Building A is a 5,689 square foot, single -story commercial building fronting Sacramento Drive,
which will be occupied by various commercial uses. Building B is three -stories and is comprised
of 8,805 square feet of commercial space on the ground level and 13,460 square feet of
residential space on the second and third levels. The residential component of the project
includes 12 dwelling units, ten two -bedrooms and two one -bedrooms, to be divided equally
amongst the second and third levels of Building B. Other improvements include two detached
carports along the southern property line containing a total of 11 covered parking spaces, 49
uncovered parking spaces, outdoor common areas, landscaping, and associated site
improvements.
EVALUATION
1. Consistency with the General Plan & Zoning Regulations
On January 11, 2006, the Planning Commission approved a master use permit for the mixed -use
project and a 20% shared and mixed -use parking reduction. The master use permit included
findings for the approval of the mixed -use project, for Office — Production and Administrative
and Office — Processing on the ground floor, banks and financial services, and veterinary clinics
(without boarding or large animal care). The master use permit also eliminated some of those
uses typically allowed in the Manufacturing Zone, to ensure compatibility between future
commercial and residential tenants (See Planning Commission Resolution 5439-06, Exhibit A,
Attachment 3). As indicated in Table 1 below, the project complies with all of the development
standards of the M zone.
TABLE 1: Project Statistics and Code Reauirements
STANDARD
CODE REQUIREMENT
PROVIDED
Minimum Parcel Size
12,000 s .ft.
63,162 square feet
Building Setbacks:
Street Yard
Where no building adjoins
Buildings 20-feet or less in height
Buildings more than 20-feet in height
5 feet
10 feet
15 feet
20 feet
N/A
46 feet 10 inches
Building Height (above natural grade)
35 feet
23 feet 3 inches
34 feet 6 inches
Max. Lot Coverage
75%
29%
Floor Area Ratio — bldg. floor area to
site area (LUE Policy 3.5.8)
1.5
0.59
Density
24 units per acre
1 7.81 units per acre
Parking Approved by Planning
60
1 60
1/2
ARC 119-05 (Sycamore PIP
Page 3
Commission Resolution 5439-06
Bicycle spaces
Commercial
7
7
Residential
24
31
_-Motorcycle spaces:
3
3
Off-street loading:
1
2
Notes:
1. City of San Luis Obispo, Zoning Regulations, June 24, 2004
2. Applicant's Project Plans dated October 25, 2005
3. Planning Commission approved a 20% parking reduction; Resolution 5439-06
2. Site Design
The proposed building setbacks, parking design, and coverage are consistent with General Plan
and property development policies. The site improvements and living spaces have been laid out
to take advantage of views of the foothills to the west and shelter the residences from
Sacramento Drive traffic and railroad noise. Fronting Sacramento Drive, Building A is a single -
story commercial building, with its primary entrances facing the street and secondary entrances
and loading bays located on the rear facade. This building is separated from the street by a
sidewalk, landscape planter and a single row of parking. Additional parking is located to the rear
of the building and within carports along the southern property line.
The larger, three-story Building B is at the rear of the site, with commercial space on the ground
level and residential units on the second and third floors. Primary entrances to the commercial
spaces are located along the front building facade. The dwellings are accessed via stairwells at
either end of the building, or by an elevator located at the north end. The second and third level
dwellings are accessed via covered breezeways located along the building's rear facade, while
the front of the building is dominated by private balconies facing west to take advantage of the
mountain views. This configuration allows for the private outdoor decks to be sheltered from
railroad noise by the mass of the building, while the single -story building and setback provide
buffering from Sacramento Drive traffic noise.
Adjacent to the residential entrances on either side of Building B are small patio areas offering
some sense of openness and separation from the commercial development. Pedestrian access is
provided by a walkway from the public sidewalk at both the center of the site and along the edge
of the northern driveway. Although this area is on the panhandle of the adjacent flag parcel, a
condition of approval of a prior lot line adjustment requires the accessway be built out to 24-feet
(the existing roadway is 20-feet). The project provides three outdoor use areas, including patio
areas with bench seating along either side of Building B, and a turf area to the east of Building B
for use by the residents.
All site utilities and roof -mounted equipment will be screened. Given its location and distance
from other structures, the buildings will not be shaded and will have good solar opportunities.
Based on these factors, staff believes that project design is a good utilization of the property.
While staff supports the site design, there are a few items that warrant ARC discussion, including
lighting, landscaping, and location the trash enclosure and the patio area in the northeast corner
of the site. Those concerns are discussed in the following paragraphs.
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ARC 119-05 (Sycamore Plaf •
Page 4
3. Building Design
The building's exterior will be a combination of metal siding, plaster, split face and smooth
concrete block, and aluminum storefronts. Building colors are dark bronze and several beige tones,
with bold blue and rust accents in the metal siding and railings. The storefront surrounds and lintils
are crystal white, and have been designed to backdrop the commercial signage over individual
tenant spaces. A color and materials board will be available for review at the ARC meeting.
The building design creates visual interest with recesses to create shadow and depth. Building
height and massing are appropriate at this location given the size and scale of the neighboring
developments and the increasing height further from the street. Mechanical equipment is located
on the roof and will be screened by a small parapet. It should be noted that while mechanical
screening will be effectively screened from the street, equipment on the roof of Building A may
be visible to the residents of Building B. Staff recommends that the ARC approve the building
elevations and the proposed building colors with a condition that mechanical equipment visible
from above be screened with a horizontal trellis or other cover to mitigate unsightly views.
4. Landscaping
Landscaping will be installed adjacent to the building, within the parking lot, in the three outdoor
areas, and along the perimeter of the site (excluding the portion along the south property line
where the carports are adjacent to the property line). Landscaping will consist of groundcover,
various low -growing flowering plants, a mix of low and medium height shrubs, and a variety of
trees including Japanese Maple, Coastal Redwoods, Brisbane Box, and of course the California
Sycamores for which the development is named. Decorative river rocks will also be used as
accents in the landscape planters. The proposed location and plant species are shown on the
schematic landscape plan.
Project plans show that approximately 24% of the developed portion of the site, excluding the
street yard setback areas, will be landscaped. The proposed amount of landscaping is consistent
with requirements included in the City's Parking & Driveway Standards, which call for a
minimum of 5% of parking lot areas to be landscaped. The project also complies with the
requirement to have a landscaped planter after each 6 spaces in rows of parking. Despite having
an adequate landscaping area in the street yard, the schematic landscape plan indicates that the
area will be planted with only trees and low -growing unmowed sod, which does not meet the
City's requirement for screening of parking along the street frontage or landscape standards for
water conservation. Similarly, the fire riser/double detector check valve is located in the
southwest corner of the site within the street yard, screened only by only unmowed sod and New
Zealand Flax. Staff recommends approval of the schematic landscape plan with the conditions
that the planting plan for the street frontage be modified to include hedges consisting of five
gallon or larger plants or a landscaped berm, and that additional plantings be provided as
necessary to adequately screen mechanical equipment in the street yard.
ARC 119-05 (Sycamore Pis •
Page 5
6. Project Details
Lighting: The ARC standard for site lighting includes shielded lights on poles with a maximum
height of 20 feet above grade (including the base) with an illumination range of 3 to 10 foot-
candles. Site lighting includes both parking lot down lighting and pedestrian scale bollards. Use
of parking lot lights, which would have a maximum height of 20-feet, are generally limited to
areas surrounding Building A and adjacent to the shared flag lot driveway on the northern extent
of the site. Staff generally supports the lighting design but believes that the two parking lot lights
to the rear of Building A should be replaced with bollard lighting fixtures to reduce ambient light
levels where it could impact the residential units. Staff recommends approval of the schematic
lighting plan with the conditions that the two aforementioned pole lights be replaced with
bollards, and that a photometric study documenting that the illumination range will not exceed
10 foot-candles be submitted with construction documents.
Trash Enclosures: Two 10'x 6' trash enclosures will be provided for the proposed buildings. The
enclosures will be located along the drive aisles and screened with metal framed structures
coordinating with the building colors. The two locations, at the northeast corner of the site
adjacent to Building B and on the south side of Building A, will provide convenient access for
tenants of both buildings. Because of the location of the residential entry and patio area on the
north side of Building B, staff recommends that this trash enclosure be moved further into the
northeast corner of the site, and that the patio area be brought forward, essentially switching their
locations. This would enhance both the north building entrance and patio area while maintaining
the convenience of the rubbish collection. Additionally, because the trash enclosures will be
visible from above, staff recommends that they be further enclosed with a horizontal cover to
mitigate unsightly views.
Signage: Plans show a monument sign within the street yard at the northwest corner of the site
and typical tenant signage on the intils above the commercial entries. The proposed monument
sign is consistent with the Sign Regulations in terms of square footage and total height, and
utilizes materials and colors found in the building architecture, including the blue metal siding,
split faced concrete block, and dark bronze metal lettering. Tenant signage is proposed to be
individual raised letters of 6-inches maximum over the white plaster tenant entries. Staff
generally supports the location, design and colors of the signage, and recommends that the sign
plan be approved with the condition that the individual tenant signs also utilize dark bronze
metal lettering.
7. Consistency with the Community Design Guidelines
Project plans were reviewed in terms of their consistency with the Community Design
Guidelines for industrial buildings and multi -family housing. The proposed site layout and
building architecture is generally commercial in character, reflecting the design pattern in the
area. Despite this architectural style, the dwellings themselves are identifiably residential,
reminiscent of what might be expected in more urban areas. The dwellings are accessed through
stairwells and an elevator at the sides of the building which are for the. sole use of the residents
and their guests. Conditions recommended by staff would further enhance the northern
residential entrance, by relocating the trash enclosure away from the entry, to the rear of the
patio. Individual unit entrances are along the rear of the building, as is an outdoor area separated
from the public parking and commercial area. Generous private decks are provided along the
1/6
ARC 119-05 (Sycamore NJ#
Page 6
building's west fagade to take advantage of views of the hills, which will generally be utilized by
residents in the evening, after businesses have closed.
The site layout and building architecture are consistent with the guidelines that call for designs in
industrial areas to have variety in setbacks, to provide plazas and outdoor areas, and to provide
building articulation through the use of clean simple lines and quality materials. Parking has
been designed to be conveniently located and with clear circulation patterns, without becoming
the dominant visual element of the site. With the incorporation of the modifications
recommended throughout the report these positive aspects of the proposal will be further
enhanced.
OTHER DEPARTMENT COMMENTS
The Fire Department, Utilities Department, Housing Programs Manager, and Public Works
Transportation Division all provided memos commenting on the project and providing code
requirements and conditions of approval needed to meet department standards. The Building
Division did not have any comments, but will review building code and site grading issues
during building permit plan check. Most department comments pertained to details that are
typically reviewed during building plan check. However, several comments, most notably the
requirement that long-term bicycle parking be redesigned so bicycles can be rolled into parking
spaces and do not have to be lifted into spaces, might require some modification to the buildings
interior floor plans. This and other conditions, code requirements and department comments have
been incorporated into the recommended action.
ALTERNATIVES
1. Continue review of the project. Direction should be given to the applicant regarding desired
information or needed revisions to plans.
2. Deny the project. Action denying the application should include the basis for denial.
RECOMMENDATION
Grant final approval to the project, based on the following findings, and subject to the following
conditions and code requirements.
Findings
1. The project, with the recommended conditions and modifications, complies with property
development standards for the M zone.
2. The proposed Mixed -use project and 20% shared and mixed -use parking reductions will not
harm the public health, safety and welfare, as documented by the Planning Commission in
Resolution 5439-06.
3. The scale and design of the project will be compatible with surrounding commercial,
industrial uses, and mixed -use developments.
ARC 119-05 (Sycamore Plaf •
Page 7
2. The project, with the recommended conditions, is consistent with the City's General Plan, the
City's Zoning Regulations and the Community Design Guidelines.
Conditions
1. Final project design and construction drawings shall be in substantial compliance with the
project plans as amended and approved by the ARC.
2. Include a separate full-size sheet in working drawings submitted for a building permit that
list all conditions, mitigation measures and code requirements of project approval as Sheet
No. 2. Reference should be made in the margin of listed items as to where in plans
requirements are addressed.
3. The property managers for the project shall be required to maintain an updated and accurate
parking calculation worksheet for the commercial portions of the project site. The worksheet
shall be submitted to the Community Development Department with every Business License
Application or Use Permit Application required by this resolution.
4. With submittal of working drawings, the applicant shall include sectional views of the
building, which clearly show the sizes of proposed condensers and other mechanical
equipment to be placed on the roof to confirm that parapets will adequately screen them from
the street and from above.
5. The applicant shall stripe bicycle lanes along the project's Sacramento Drive frontage,
consistent with the Bicycle Transportation Plan. Applicant shall submit a cross section and
striping plan for Sacramento Drive across property frontage and adjoining parcels between
Capitolio Way and Industrial Drive. On -street parking shall be removed from the north side
of Sacramento Drive to accommodate the bike lanes.
6. Short-term bicycle parking shall be relocated near main building entrances. Inverted "U" or
"Peak Racks" may be used for short-term bicycle parking.
Long-term bicycle parking shall be redesigned so bicycles can be rolled into parking spaces
and do not have to be lifted into spaces.
The new driveway approaches shall comply with current City and ADA standards and shall
be constructed with a level sidewalk extension behind the ramp.
9. Street Tree and Public Utility easements shall be shown on the public improvement plans and
building plans and shall be recorded prior to building permit issuance if applicable.
10. The landscape plan shall be modified to include hedges consisting of five gallon or larger
plants or a landscaped berm along the street frontage, and to provide additional plantings as
necessary to adequately screen mechanical equipment in the street yard.
11. The two parking lot lights to the rear of Building A shall be replaced with bollard lighting
fixtures to reduce ambient light levels where it could impact the residential units.
117
ARC 119-05 (Sycamore Pla* •
Page 8
12. A photometric study documenting that the illumination range will not exceed 10 foot-candles
shall be submitted with construction documents.
13. The trash enclosure located adjacent to the north side of Building B shall be moved further
into the northeast corner of the site, and the patio area brought forward, essentially switching
their locations to enhance both the north building entrance and patio area while maintaining
the convenience of the rubbish collection.
14. Trash enclosures shall be further enclosed with a horizontal cover to mitigate unsightly
views.
15. Monument and individual tenant signage shall be consistent with that shown on the approved
plans; Tenant signage shall consist of individual raised dark bronze metal lettering with a
maximum height of six inches.
16. Provide two city approved fire hydrants at entrances to parking lot.
Code Requirements
The project must comply with all following Code Requirements. This following list is intended to
give notice of requirements that will apply to the project. It is not intended to be an exhaustive
list as other requirements may be identified during the building permit plan check process.
Public Works
1. Traffic Impact fees shall be paid prior to issuance of a building permit.
2. The mapping issues regarding the proposed LLA, subdivision regulations, and previous
conditions of approval for parcel map SLO 90-168 in regards to the accessway width shall be
resolved prior to building and/or grading permit issuance for the new structures.
Utilities
The irrigation systems for common areas, parks, detention basins, and other large landscape
areas shall be designed and constructed in accordance with the standards for reclaimed water
use. If reclaimed water is not yet available, the system shall be designed and constructed to
reclaimed water standards, and temporarily connected to the City's potable water system in
the area of the anticipated connection to the reclaimed water system. Appropriate backflow
protection shall be installed with this connection to the satisfaction of the County Cross
Connection Inspector, Henry Ruiz, who can be reached at 781-5567.
4. The project is tributary to the Tank Farm/Rockview Lift Station system, which is very near
maximum capacity and is scheduled for replacement. The City is pursuing a regional project
to construct a large sewage lift station on Tank Farm Road to replace the existing lift stations
and provide the needed capacity for build -out of the Airport, Margarita, and Orcutt Specific
Plan Areas. This sewer project is scheduled to be complete by Spring of 2007. Currently,
there is approximately 108 gpm of available capacity in the lift station system. City crews
are pursuing a minor upgrade that will provide an additional 110 gpm of capacity. There are
ARC 119-05 (Sycamore Plaf •
Page 9
several developments proposed for the area served by this lift station system. Available
capacity will be assigned to a particular development at the time building permits are issued
on a "first come, first served" basis. If available capacity is gone before the regional lift
station project is complete, building permits may be delayed.
Informational Note
It appears that the new commercial building has the potential to be converted to condominium
units at some point in the future. The owner should consider this possibility and the associated
separation of water and sewer services to each potential unit. Uniform Plumbing Code standards
and City policies would require separate utility services to each air -space condominium unit.
Attached:
Attachment 1:
Vicinity map
Attachment 2:
Reduced copies of project plans
Attachment 3:
Planning Commission Resolution
Enclosed: Full-size project plans
Available at meeting: Colors and materials board
G:UHiII\ARC\197-05 (3580 Sacramento) Sycamore Plaza.doc
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• Attachment 3
RESOLUTION NO.5439-06
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF SAN LUIS OBISPO
APPROVING A MIXED -USE PERMIT
U 197-05 (3580 SACRAMENTO DRIVE)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public
hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
January 11, 2006, for the purpose of considering Application U 197-05, a mixed -use project with
12 dwellings and 14,497 square feet of commercial floor area; and
WHEREAS, notices of said public hearing was made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Section 1. Mixed Use Project Findings. The following findings are required by the
Zoning Regulations (Section 17.08.072) and are hereby made in support of the proposed mixed
use project.
The project's mixed uses are consistent with the General Plan and are compatible with
their surroundings, with neighboring uses, and with each other because (1) all of the uses
proposed are allowed or conditionally allowed in the M zone, (2) as conditioned, adjacent
environmental noise and manufacturing activities will be disclosed to residents of the
project in the individual tenant leases, and (3) the uses that are allowed have been chosen
to insure compatibility and this use permit may be reviewed by the City if reasonable
written complaints are received from residents of the project or the Police Department.
2. The project's design protects the public health, safety and welfare because potential
impacts such as noise and use compatibility have been identified and mitigated in the
design of the project, insuring that the project has been designed in a manner that is
consistent with City standards and policies.
3. The mixed uses provide greater public benefits than single -use development of the site
because it provides a large number of residential units that are affordable by design in
close proximity to workplaces both on -site and within the immediate vicinity. In addition,
the project has immediate access to public transportation and the City's bicycle route
network.
Planning Commission Resolute No. 5439-06 • Page 2
3580 Sacramento Drive, U 197-05
Mandatory Finding for More Restrictive Standards
(Curtailed Use List)
4. To ensure compatibility between commercial and residential uses on the site,
some of the uses that would normally be allowed in the M zone will be prohibited
in this development. These uses include automobile services, construction related
sales and services, and large and/or heavy manufacturing operations. A Master
Use List is provided as Exhibit A.
(Parking Limitations)
5. The proposed 19.2% mixed -use parking reduction is appropriate because parking areas
on the site are shared and the peak hours of parking demand differ between the residential
and commercial uses on the site.
Section 2. Master Use Permit Findings. This permit is intended to serve as a Master Use
Permit for Office — Production and Administrative and Office — Processing on the ground floor,
banks and financial services, and veterinary clinics (without boarding or large animal care).
Offices and veterinary clinics (without boarding or large animal care) will be compatible
with existing and proposed uses in the area because the project site has access to Broad
Street (via Capitolio Drive), public transportation, bike routes and convenience facilities
for employees are anticipated with adjacent development.
2. The project location will not significantly direct traffic to use streets in residential zones
because there are no residential zones bordering the project site.
3. The project will provide adequate mitigation to address potential impacts related to noise,
light and glare, loss of privacy and other impacts on nearby residential areas because, as a
mixed -use project, these considerations are integral part of the project design.
4. The project will not preclude industrial or service commercial uses in areas especially
suited for these uses because the proposed location is more suited to the types of light
industrial, office, and service uses allowed in the Manufacturing zone, than it is to more
intensive industrial uses because of the mixture of uses that will be served on the site and
the proximity of other mixed -use developments.
5. The project will not create a shortage of M-zoned land available for service commercial
or industrial development because there are vacant, developable and under-utilized
properties through -out the City in the M zone and the City is currently developing
Specific Plans for two major expansion areas that will be able to accommodate these
uses.
Section 3. Action. The Commission hereby approves Use Permit U 197-05, allowing a
mixed -use development on property located at 3580 Sacramento Drive, subject to the following
conditions and code requirements:
Planning Commission Resolut111fi No. 5439-06 • Page 3
3580 Sacramento Drive, U 197-05
Mixed -Use Project Conditions
1. Prior to occupancy of the project the applicant shall pay the in -lieu fee as determined by
the City's Ordinance.
2. The residential tenant leases shall include a disclaimer that all owners and their tenants
consent to the higher noise levels they will experience living on the project site, and that
these noise levels may increase in the future as additional properties build out and
existing businesses expand their operations. The leases will state that the project site is
located in an area designated for manufacturing and the City's Noise Ordinance does not
include the same protections in this area as it does for residential neighborhoods, to the
approval of the Community Development Director.
3. The Mixed Use Project is subject to the use matrix provided in Exhibit A of this
resolution. Modifications to the use matrix require the approval of the Planning
Commission.
4. Restaurant uses on the project site shall be required to include interior spaces for the
storage of food scraps and other waste and shall contract for daily garbage service, to the
approval of the Architectural Review Commission or the Community Development
Director. Refuse storage areas shall be kept clean and odor free. If trash must be
relocated from the interior space of a restaurant to one of the exterior trash enclosures on -
site, it shall be done as close as possible to the trash pick-up time. To address noise
issues, plans for tenant improvements shall be evaluated to keep kitchen areas away from
exterior doors and windows, where residential units are located above.
5. Commercial tenant leases shall limit restaurant activities that create very strong odors,
such as coffee roasting. Complaints relative to restaurant or other odors will be evaluated
by the Administrative Hearing Officer, per condition #8.
6. Hours of operation for all commercial uses on the project site are limited to between 8
a.m. and 6 p.m., unless the Director approves an Administrative Use Permit for extended
hours.
7. The site lighting shall be reviewed by the Architectural Review Commission to ensure
that ambient light levels will not negatively impact residents.
8. The property managers for the project shall be required to maintain an updated and
accurate parking calculation worksheet for the commercial portions of the project site.
The worksheet shall be submitted to the Community Development Department with
every Business License Application or Use Permit Application required by this
resolution.
9. This use permit shall be reviewed by the Administrative Hearing .Officer if any
reasonable written complaint is received from any citizen or from the Police Department.
At the review hearing the Hearing Officer may establish additional conditions of approval
as deemed necessary to insure on -going compatibility between commercial and
Planning Commission Resolulk No. 5439-06 • Page 4
3580 Sacramento Drive, U 197-05
residential uses on the project site. The Hearing Officer may refer the complaint to the
Planning Commission at his/her discretion.
10. The project's leases shall include language notifying property owners that Sacramento
Drive is designated as a Class 2 bike route and when the bike lanes are installed, on street
parking on Sacramento Drive will be removed.
Fire Department
11. Two city approved fire hydrants shall be provided at entrances to the parking lot.
12. An NFPA 13 fire sprinkler system shall be provided throughout the project including the
R-1 portions.
Utilities Department
13. The development of the site triggers the Utilities Department Sewer Lateral Abandonment
Policy. This policy states that any existing sewer lateral to the property must be abandoned
at the main as a condition of development, unless the lateral is intended for use with the
proposed development and it passes a video inspection. If the sewer lateral is intended for
this purpose, the owner shall submit a VHS videotape documenting the internal condition of
the pipe to the Utilities Department for approval.
14. A water allocation is required, due to the additional demand on the City's water supplies.
The City currently has water to allocate, and does so on a "first -come, first -served" basis.
Water is allocated at the time building permits are issued and the Water Impact Fee is
paid. Both the Water and the Wastewater Impact Fees are based on a per unit basis for
the residential buildings, and the size of the water meter(s) for the non-residential
components of the development. Water and Wastewater Impact Fees shall be paid at the
time building permits are issued. Credit is given for existing accounts on the property.
15. Non-residential uses require a separate connection to the public water system for
automatic fire sprinklers. The fie service lateral shall include a USC approved backflow
preventer appropriate for the proposed use. The backflow preventer shall be located as
close to the public right-of-way as possible, in direct alignment with the connection to the
public water main. The backflow preventer can be located no further than 25 feet from
the right-of-way line without prior written approval of the Utilities Engineer. If the fire
service supports one or more fire hydrants, the USC approved backflow preventer shall
also include detector capabilities (double detector check assembly). The FDC may be
located behind the backflow prevention assembly, in accordance with manufacturer's
recommendations. The location and orientation of the FDC shall be approved by the Fire
Department.
16. By ordinance, the applicant is required to prepare a recycling plan for approval by the
City to address the recycling of construction waste for projects valued at over $50,000 or
demolition of structures over 1000 square feet. The recycling plan shall be submitted to
the Building Department with the building plans. The City's Solid Waste Coordinator
can provide some guidance in the preparation of an appropriate recycling plan.
t/a
Planning Commission Resolula No. 5439-06 • Page 5
3580 Sacramento Drive, U 197-05
Code Requirements
The mapping issues regarding the proposed LLA, subdivision regulations, and previous
conditions of approval for parcel map SLO 90-168 in regards to the accessway width
shall be resolved prior to building and/or grading permit issuance for the new structures.
On motion by Commissioner Loh, seconded by Commissioner Carter, and on the following roll
call vote to wit:
AYES: Commrs. Christianson, Carter, McCoy, Loh and Osborne
NOES: none
REFRAIN: none
ABSENT: Commrs. Miller and Chairman Boswell
The foregoing resolution was passed and adopted this 11`h day of January, 2006.
'emu 6,-
Ronald Whisenand ecretary
Planning Commission
Planning Commission Resolution 5439-06, Exhibit A
Master Use List
Sycamore Plaza, 3580 Sacramento Drive
Building refers to the'single story, commercial building closest to Sacramento Drive.
Allowed Uses
ATMs
Auto and Vehicle Sales and Leasing (excludes sales/leasing ofautomobiles, trucks and
vans; includes bicycles)
Auto Part Sales, Without Installation
Auto Parts Sales, With Installation (BuildingA only, with all installation done indoors.
Excludes any mechanical work such as mechanical repairs of vehicles; but allows
minor repairs or installation of after market products such as audio video
electronics, upholstery, customizing of stock vehicles)
Banks and Financial Services (see Planning Commission Resolution 5439-06, Section 2)
Broadcast Studios
Business Support Services
Catering Services (subject to Planning Commission Resolution 5439-06, Section 3)
Copying and Quick Printer Service
Equipment Rental
Farm Supply and Feed Store (Building A only)
Fitness/Health Facility (excludes conventional fitness centers and athletic clubs; but
allows personalized training and spa -style facilities)
Furniture and Fixtures Manufacturing (excludes appliances, bedsprings & mattresses,
and lockers & store furniture shops)
Laboratory - Medical, Analytical, Research, Testing
Maintenance Service, Client Site Services
Manufacturing — Light (Building A)
Mixed -Use Project (see Planning Commission Resolution 5439-06, Section 1)
Mobile Home, RV, and Boat Sales (boat sales only, with all display indoors)
Office — Accessory
Office — Processing (see Planning Commission Resolution 5439-06, Section 2)
Office — Production and Administration (see Planning Commission Resolution 5439-06,
Section 2)
Photo and film processing lab
Printing and publishing
Repair Service — Equipment, Large Appliances, etc.
School — Specialized Training (excludes traditional classroom settings; but allows small
groups or personal training only)
Warehousing, Indoor Storage
Wholesale and Distribution
Home Occupation Permit
Home Occupations
Directors Use Permit
Ambulance, Taxi, and/or limousine Dispatch Facility (offices only)
Antennas and Telecommunications facilities
Bar/Tavern (excludes bars, taverns and pubs; but allows other uses under heading in
Zoning Regulations Chapter 17.100 such as beer brewing and beverage tasting
facilities)
Convenience Store (BuildingA only)
Extended Hour Operations (Building A; required for any business with operations after
6: 00 pm or before 8: 00 am) *
Food Bank/Packaged Food Distribution Center
Industrial Research and Development
Manufacturing — Light (Building B)
Recycling Facilities — Small Collection Facility (excludes scrap & dismantling yards and
heavy recycling)
Restaurant (subject to Planning Commission Resolution 5439-06, Section 3)
Veterinary Clinic/Hospital (excludes boarding and large animal care)
* Use permit requirement for extended hours also applies to those uses which are
otherwise allowed by right.
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990 Palm Street, San Luis Obispo, CA 93401-3249
January 24, 2006
Quaglino Properties
815 Fiero Lane, Suite B
San Luis Obispo, CA 93401
SUBJECT: ARC 197-05 - 3580 Sacramento Drive
Review of a mixed use project
Dear Applicant:
The Architectural Review Commission, at its meeting of January 23, 2006, approved
your project, based on the following findings, and subject to the following conditions,
and code requirements:
Findings
1. The project, with the recommended conditions and modifications, complies with
property development standards for the M zone.
2. The proposed Mixed -use project and 20% shared and mixed -use parking
reductions will not harm the public health, safety and welfare, as documented by
the Planning Commission in Resolution 5439-06.
3. The scale and design of the project will be compatible with surrounding
commercial, industrial uses, and mixed -use developments.
4. The project, with the recommended conditions, is consistent with the City's
General Plan, the City's Zoning Regulations and the Community Design
Guidelines.
Conditions
1. Final project design and construction drawings shall be in substantial compliance
with the project plans as amended and approved by the ARC.
2. Include a separate exhibit with working drawings submitted for a building permit
that list all conditions, mitigation measures and code requirements of project
approval. Reference should be made in the margin of listed items as to where in
plans requirements are addressed.
OThe City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
Telecommunications Device for the Deaf (805) 781-7410.
ARC 197-05 (3850 Sacramento Drive)
Page 2
3. The property managers for the project shall be required to maintain an updated
and accurate parking calculation worksheet for the commercial portions of the
project site. The worksheet shall be submitted to the Community Development
Department with every Business License Application or Use Permit Application
required by this resolution.
4. With submittal of working drawings, the applicant shall include sectional views of
the building, which clearly show the sizes of proposed condensers and other
mechanical equipment to be placed on the roof to confirm that parapets will
adequately screen them from the street and from above.
5. The applicant shall stripe bicycle lanes along the project's Sacramento Drive
frontage, consistent with the Bicycle Transportation Plan. Applicant shall submit a
cross section and striping plan for Sacramento Drive across property frontage and
adjoining parcels between Capitolio Way and Industrial Drive. On -street parking
shall be removed from the north side of Sacramento Drive to accommodate the
bike lanes.
6. Short-term bicycle parking shall be relocated near main building entrances.
Inverted "U" or "Peak Racks" may be used for short-term bicycle parking.
7. Long-term bicycle parking shall be designed so bicycles can be rolled into parking
spaces.
8. The new driveway approaches shall comply with current City and ADA standards
and shall be constructed with a level sidewalk extension behind the ramp.
9. Street Tree and Public Utility easements shall be shown on the public improvement
plans and building plans and shall be recorded prior to building permit issuance if
applicable.
10. The landscape plan shall be modified to include hedges consisting of five gallon or
larger plants or a landscaped berm along the street frontage, and to provide
additional plantings as necessary to adequately screen mechanical equipment in
the street yard.
11. The two parking lot lights to the rear of Building A shall be replaced with 12-foot
high maximum lighting fixtures to reduce ambient light levels where it could impact
the residential units.
12. A photometric study documenting that the illumination range will not exceed 10
foot-candles shall be submitted with construction documents.
13. Trash enclosure adjacent to Building B shall be further enclosed with a horizontal
cover to mitigate unsightly views.
ARC 197-05 (3850 Sacrament Drive)
Page 3
14. Monument and individual tenant signage shall be consistent with that shown on the
approved plans; Tenant signage shall consist of individual raised dark bronze
metal lettering with a maximum height of six inches.
15. Provide two city approved fire hydrants at entrances to parking lot.
Code Requirements
The following code requirements are included for information purposes only. They
serve to give the applicant a general idea of other City requirements that will apply to
the project. This is not intended to be an exhaustive list as other requirements may be
identified during the plan check process.
Public Works
1. Traffic Impact fees shall be paid prior to issuance of a building permit.
2. The mapping issues regarding the proposed LLA, subdivision regulations, and
previous conditions of approval for parcel map SLO 90-168 in regards to the
accessway width shall be resolved prior to building and/or grading permit issuance
for the new structures.
3. The detention basin locations and depths shall consider existing and proposed
utility requirements. Street tree planting within or adjacent to the basin shall be
reviewed and approved to the satisfaction of the City Arborist. The basin location
and depth shall be reviewed and approved to the satisfaction of the gas company
where located within their easement and in close proximity to any existing gas
main. Tree plantings in the area of a gas main shall be approved to the
satisfaction of the city and the gas company.
4. Relocations of any utilities or the quit -claim of easements shall be shown on the
final plans and/or completed prior to building permit issuance if applicable.
5. The final drainage report shall include sizing of the proposed catch basin per city
standards. A summary of the capacity of the proposed storm drain extension in
Sacramento should be included. The report shall further clarify that the proposed
on -site detention will not have an adverse effect on the existing downstream
facilities caused by the shift in time to peak runoff.
6. The report shall include the final calculations and analysis for the proposed
treatment of the parking lot runoff in accordance with Engineering Standard
Section 1010.13. The report shall show treatment for runoff for 28% of the 2-year
storm event or from a 1724-hour storm event. The plans shall show any by-pass
structures or systems accordingly. A separate conveyance system to keep roof
drainage from draining through the parking may be required.
ARC 197-05 (3850 Sacrament Drive)
Page 4
7. Final tree locations, species, and planting requirements shall consider the
detention basin location and depth, utilities locations, and the existing 16" HP gas
main. The proposed street trees and plantings within the gas company easement
located along the Sacramento frontage shall be approved to the satisfaction of the
city and gas company.
Utilities
8. The irrigation systems for common areas, parks, detention basins, and other large
landscape areas shall be designed and constructed in accordance with the
standards for reclaimed water use. If reclaimed water is not yet available, the
system shall be designed and constructed to reclaimed water standards, and
temporarily connected to the City's potable water system in the area of the
anticipated connection to the reclaimed water system. Appropriate backflow
protection shall be installed with this connection to the satisfaction of the County
Cross Connection Inspector, Henry Ruiz, who can be reached at 781-5567.
9. The project is tributary to the Tank Farm/Rockview Lift Station system, which is
very near maximum capacity and is scheduled for replacement. The City is
pursuing a regional project to construct a large sewage lift station on Tank Farm
Road to replace the existing lift stations and provide the needed capacity for build -
out of the Airport, Margarita, and Orcutt Specific Plan Areas. This sewer project is
scheduled to be complete by Spring of 2007. Currently, there is approximately 108
gpm of available capacity in the lift station system. City crews are pursuing a minor
upgrade that will provide an additional 110 gpm of capacity. There are several
developments proposed for the area served by this lift station system. Available
capacity will be assigned to a particular development at the time building permits
are issued on a "first come, first served" basis. If available capacity is gone before
the regional lift station project is complete, building permits may be delayed.
Informational Note
It appears that the new commercial building has the potential to be converted to
condominium units at some point in the future. The owner should consider this
possibility and the associated separation of water and sewer services to each potential
unit. Uniform Plumbing Code standards and City policies would require separate utility
services to each air -space condominium unit.
The decision of she Commission is final unless appealed to the City Council within 10
days of the action. Any person aggrieved by the decision may file an appeal. Appeal
forms are available in the City Clerk's office, or on the City's website (www.slocity.org).
The fee for filing an appeal is $100.00, and must accompany the appeal documentation.
While the City's water allocation regulations are in effect, the Architectural Review
Commission's approval expires after three years if construction has not started, unless
the Commission designated a different time period. On request, the Community
Development Director may grant a single one-year extension.
ARC 197-05 (3850 SacrametDrive) •
Page 5
If you have questions, please contact Jaime Hill at 781-7165.
Sincerely,
Pamela Ricci, AICP
Senior Planner
Community Development
cc: County of SLO Assessor's Office
Craig Cowan
265 Indian Knob Road
San Luis Obispo, CA 93401
Steven Pults, AIA
3450 Broad Street
San Luis Obispo, CA 93401