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HomeMy WebLinkAboutARCH-0129-2024 (3745 Sueldo St) - Follow-up LetterCity of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org September 27, 2024 Sent via Email: Julie@hbarchitects.com monterey3252@gmail.com Julie McGeever, Land Use Consultant 870 Cathedral Vista Lane Santa Barbara, CA 93110 SUBJECT: ARCH-0129-2024 (3745 Sueldo St.) – Development Review of a 111,758 square foot personal storage facility including signage and a manager/caretaker’s unit in the Service Commercial zone within the Airport Area Specific Plan (C-S-SP). The project is categorically exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. Dear Ms. McGeever: On September 27, 2024, I reviewed your Development Review application to construct a 111,758 square foot personal storage facility, including signage and a manager/caretaker’s unit at 3745 Sueldo St. in the Service Commercial zone within the Airport Area Specific Plan (C-S-SP). After careful consideration, the Development Review application is approved based on the findings and subject to the conditions: Findings Development Review 1. The project is consistent with the Land Use Element of the General Plan, particularly the intent of the Services and Manufacturing Land Use Designation and Airport Area Policies. As conditioned, the project includes the construction of commercial buildings for personal storage, which is an allowable use within the Services and Manufacturing Land Use Designation (General Plan Table 1), C-S Zone of the AASP (General Plan Policy 7.3), and Safety Zone 2 of the Airport Safety Zones (General Plan Policy 7.4). 2. As conditioned, the project complies with development standards and limitations set forth in the AASP and Zoning Regulations regarding use, height, intensity and density, noise, setbacks, lot coverage, floor area ratio, and parking for the C-S Zone and Safety Zone 2. 3. As conditioned, the project provides adequate consideration of and measures to address any potential adverse effects on surrounding properties such as traffic, vehicular and pedestrian safety, visual, and scale, because it complies with development standards, including intensity and design standards of the AASP; is consistent with the existing development pattern of the services and manufacturing neighborhood; and will pay Citywide Transportation Impact Fees. ARCH-0129-2024 3745 Sueldo St Page 2 4. As conditioned, the project would not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project complies with development standards and limitations set forth in the AASP and Zoning Regulations and is compatible with the scale and character of the neighborhood, including operations of the San Luis Obispo County Regional Airport. Sign Program 5. The project has identified signage with the Development Review application, as required by Municipal Code Section 15.40.485 for all new commercial projects in order to establish ongoing sign requirements and to ensure the signage is complementary and compatible with the development and surrounding neighborhood or commercial district. As conditioned, the Sign Program is consistent with the intent and purpose of Chapter 15.40 (Sign Regulations) and includes signage that complies with the criteria in Section 15.40.480 (Design Principles). Proposed number, type, and placement of signs adequately consider the orientation, scale, and use of the buildings to provide sufficient visibility and identification without resulting in clutter or utilizing excessively sized signage. Environmental Determination 6. The project is categorically exempt from provisions of the California Environmental Quality Act (CEQA) described in Section 15332 (In-Fill Development) of the CEQA Guidelines because it is consistent with applicable General Plan policies and Zoning Regulations; occurs within City limits on a site that is no more than five (5) acres in size (3.06 acres); is substantially surrounded by other existing urban uses (offices, manufacturing, distribution, and warehouses); and the project site has no value as habitat for endangered, rare, or threatened species. Approval of the project would not result in any significant effects related to (a) traffic, because the project would pay Citywide Transportation Impact Fees, and the personal storage land use generates fewer auto trips and vehicle miles traveled than the land use previously anticipated in the original 250 Tank Farm subdivision entitlements; (b) noise, because the project would operate in compliance with exterior and interior noise limits set forth in Chapter 9.12 (Noise Control); (c) air quality because impacts associated with the project construction would be temporary; or (d) water quality because the project site does not contain onsite or impact offsite creeks or wetlands. Conditions of Approval The conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. Planning Division – Community Development Department 1. Plans submitted for a construction permit shall be in substantial conformance with the ARCH-0129-2024 3745 Sueldo St Page 3 approved Development Review plans, dated July 24, 2024. A separate, full-sized sheet that lists all conditions of approval and code requirements shall be included as Sheet No. 2 in the working drawings submitted for a construction permit. Reference shall be made in the margin of these listed items as to where the requirements are addressed in the plans. Any requested changes to the approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director and may be subject to review by the Architectural Review Commission, as deemed appropriate. 2. Plans submitted for a construction permit shall include callouts of the colors, materials, and finishes for all proposed building surfaces and other improvements. The colors and materials shall be consistent with the colors and materials identified on the plan set (dated July 24, 2024) submitted with the Development Review application. 3. Plans submitted for a construction permit shall include recessed window details or equivalent shadow variation. Plans shall indicate the type of materials for the window frames and mullions, including the dimensions and colors. Plans shall include the materials and dimensions of lintels, sills, recesses, and other related window features. Plans shall also demonstrate the use of high-quality materials for all design features that reflect the architectural style of the project and are compatible with the neighborhood character to the satisfaction of the Community Development Director. 4. Plans submitted for a construction permit shall include the locations of all lighting such as bollard style landscaping or path lighting. All wall-mounted lighting fixtures shall be clearly labeled on the building elevations and complement the building architecture. The lighting schedule for the buildings shall include a graphic representation of the proposed lighting fixtures and cut sheets in the submitted plans. Selected fixtures shall be shielded and directed downward for consistency with lighting standards outlined in Section 17.70.100 (Lighting and Night Sky Preservation). 5. Mechanical and electrical equipment shall be located internally to the building to the greatest extent possible. Fire sprinkler risers shall be in riser rooms with direct exterior door access. Plans submitted for a construction permit shall include sectional views of the building, which clearly show the sizes of proposed condensers and/or other mechanical equipment. If any condenser or other mechanical equipment is to be placed on the roof, plans submitted for a construction permit must confirm that parapets and/or other roof features adequately screen the equipment. A line-of-sight diagram may be required to confirm that the proposed screening will be adequate. This screening requirement applies to the initial construction of the building and any subsequent improvements. 6. Plans submitted for a construction permit shall include landscape and irrigation plans. 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. Details on the surfaces and finishes of hardscapes shall be included in the landscaping plans. ARCH-0129-2024 3745 Sueldo St Page 4 7. Plans submitted for a construction permit shall include elevation and detail drawings of all walls and fences. Fences, walls, and hedges shall comply with standards outlined in Section 17.70.070 (Fences, Walls, and Hedges) and the Community Design Guidelines. 8. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a construction permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment. 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 backflow preventer and double-check assembly shall be in the street yard and screened using a combination of paint color, landscaping, and a low wall, if deemed appropriate by the Community Development Director. The size and configuration of such equipment shall be subject to review and approval by the Utilities Director and Community Development Director. 9. Prior to issuance of construction and/or grading permits, the applicant shall apply for a Director’s Action application for the proposed onsite public art. The public art application submitted for review shall include all requirements outlined in Municipal Code Section 17.70.140(E) (Application and Review Procedures for Placement of Required Public Art on Private Property). If Director’s Action application for onsite public art is not submitted and approved prior to building permit issuance, then public art in-lieu fees shall be paid with the building permit issuance in accordance with the Municipal Code. 10. Plans submitted for a sign permit shall be in substantial conformance with the approved sign program. Modifications to the sign program, or a request for additional signage, may require review by the Architectural Review Commission or Community Development Director, as deemed appropriate. 11. To ensure the project site does not become under-parked, the property owner shall be responsible for maintaining and updating calculations of parking requirements for the site upon application submittal of any business licenses for tenant changes or construction permits for tenant improvements. Transportation Division – Public Works Department 12. Unless otherwise approved by the Public Works and Community Development Department Directors, prior to building permit issuance, the Applicant shall provide an offer of dedication to the City for a public pedestrian/bicycle path easement following the alignment of the existing sewer easement along the eastern boundary of the property to facilitate the future construction of a shared-use path, as identified in the City’s Active Transportation Plan. To maximize flexibility for future design of this path, the path easement should match the width of the existing sewer easement—the Public Works Director may approve a narrower path easement width, so long that there is sufficient justification that the width will accommodate a City standard path (12’) plus shoulders (2’) plus width as needed for lighting and/or grading/drainage elements. Final on-site grading plans must clearly show that proposed ARCH-0129-2024 3745 Sueldo St Page 5 grading and drainage features will not preclude future construction of the shared-use path along this alignment. Engineering Division – Public Works/Community Development Department 13. A Notice of Merger and Certificate of Subdivision Compliance shall be completed, including property description. Beneficiary’s signature is required prior to recording to authorize consent to grant of easement and agreement. Lot Merger shall record prior to issuance of building or grading permits to remove the existing underlying property line. The following items will be needed prior to recordation: a. Merger document to be completed for final City review. b. A letter or operating agreement stating who is legal to sign for the LLC. c. Updated Title report if older than 6 months or if owner or beneficiary names changed. Applicable Application or Code Requirements and Informational Notes 14. Project Applicant shall pay applicable Citywide Transportation Impact Fees. 15. Prior to issuance of construction and/or grading permits, the applicant shall pay the required commercial linkage fee per Chapter 17.138 (Inclusionary Housing Requirements) and Chapter 4.60 (Commercial Linkage Fees) to the satisfaction of the Community Development Director. 16. Plans submitted for a construction permit shall clearly indicate the location of all required electric vehicle (EV) ready- and EV capable-parking spaces for the nonresidential uses per Section 17.72.040 (Parking for Electric Vehicles). Plans shall include sufficient detail regarding the placement and design of EV equipment and raceway for future supply to the satisfaction of the Building Official and Community Development Director. 17. Plans submitted for a construction permit shall clearly indicate the location of required short- and long-term bicycle parking for all intended uses per Section 17.72.070 (Bicycle Parking Standards). Plans shall show all areas designated for long-term bicycle parking such as bicycle lockers, interior spaces, or storage rooms. Short-term bicycle parking shall be consistent with the Active Transportation Plan Design Guidelines and feature “hi-low style” campus racks, such as “Peak Racks”, or a City-approved equivalent (inverted “U” rack designs are not permitted), and shall be installed in proximity to, and visible from, the main entries into buildings. To demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, sufficient detail shall be provided regarding the placement and design of bike racks, lockers, and interior spaces to the satisfaction of the Public Works Director and Community Development Director. Indemnification 18. 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, ARCH-0129-2024 3745 Sueldo St Page 6 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. My action is final unless appealed within ten (10) calendar days of the date of this letter. Anyone may appeal the action by submitting a letter to the Community Development Department within the time specified. The appropriate appeal fee must accompany the appeal documentation. Appeals will be scheduled for the first available Planning Commission meeting date. If an appeal is filed, you will be notified by mail of the date and time of the hearing. The Community Development Director’s approval expires after one year if building permits are not issued for site development and the permit shall expire with the building permit application, unless otherwise extended by Council Resolution. Upon request, the Community Development Director may grant renewals for successive periods, in accordance with Section 17.104.070 (Expiration), or as otherwise determined to be consistent with State Law. If you have any questions, or if you need additional information, please contact Callie Taylor, Senior Planner at (805) 781-7016 or CLTaylor@slocity.org. Sincerely, Brian Leveille, AICP Principal Planner Cc: Tank Farm Road Self Storage, LLC Ted Crocker 7036 Valley Greens Circle Carmel, CA 93923 Ed Boersma Cubix Asset Management 927 Coyote Rd Santa Barbara, CA 93108