HomeMy WebLinkAbout01-21-2015 ARC Item 2 - 40 Prado Road
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a new Homeless Services Center located within an Office zone with a
Planned Development Overlay and a categorical exemption from environmental review. PROJECT ADDRESS: 40 Prado Road BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-0414-2014 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and
subject to conditions.
SITE DATA
Applicant Community Action Partnership, SLO
Representative George Garcia
Zoning Office – Planned Development (O‐
PD)
General Plan Office
Site Area 3.27 acres (142,498 square feet)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332, Class 32, In‐Fill
Development Projects, of the CEQA
Guidelines.
SUMMARY
The applicant proposes to establish the Homeless Services Center (HSC) at 40 Prado Road. The
proposed HSC will provide one location for all of CAPSLO’s homeless service programs that are
currently spread throughout the City of San Luis Obispo. The new HSC will incorporate all
activities currently being conducted at the existing Prado Day Center site and the Maxine Lewis
Memorial Shelter. On December 10, 2014, the Planning Commission reviewed and approved a use
permit to allow the establishment of the HSC and a Safe Parking Program at 40 Prado Road.
Staff has provided an analysis of the proposed project and found the overall project consistent with
the Community Design Guidelines through compatibility of the design, scale, and massing to the
existing neighborhood. Staff recommends approval with the incorporation of conditions of approval
Meeting Date: January 21, 2015
Item Number: 2
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which address potential impacts and ensure the project is compatible with site constraints and the
surrounding neighborhood.
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines and applicable City standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The subject property is located adjacent to Prado Road (Attachment 2, Vicinity Map) in the
Office zone. A Planned Development overlay (O-PD) zone was established here in September
1992 to allow for the expansion of the Social Services in this area of the City per Land Use
Element Policy 5.1.6. The site is a 142,498 square foot (3.27 acres) undeveloped parcel within
the San Luis Obispo County Airport safety area S-1b. Approximately 56,000 square feet of the
parcel is set aside for future road improvements, leaving approximately 86,500 square feet for
development. Further site specific details are noted in Table 1.
Table 1: Site Details
Site Size 142,498 square feet (3.27 acres)
Present Use & Development Vacant
Topography Flat
Access Prado Road
Surrounding Use/Zoning North: C/OS (Commercial and Agricultural uses: Drive‐In Theater)
South: PF (Public Facility: SLO Corp yard and San Luis Obispo Water
Resource Recovery Facility)
East: O‐PD (Commercial uses: U‐haul and future location of RTA
transit center (site currently vacant))
West: C‐S‐S (Commercial Service uses: Vehicle storage, Westside
Auto supply and Contractor’s Glass )
2.2 Previous Review
The site has a history of previous reviews and entitlements.
September 1, 1992 – City Council reviewed and approved Resolution No. 8063 which
amended the General Plan Land Use Element Map from interim conservation open space
to off for property located at Prado Road and amended section C.5.b. of the General Plan
Land Use Element text and approved Ordinance No. 1223, a zone map change from
C/OS-10 to O-PD and adopted a preliminary development plan for the subject site.
December 10, 2014 – The Planning Commission reviewed and approved a new use
permit for a new Homeless Shelter and Safe Parking Program (USE-0413-2014).
2.3 Project Description
The project involves the development of a HSC that will accommodate up to 150 beds, food
service, a safe parking program, and offices for case management and other services designed to
assist the homeless. The new facility is designed to incorporate activities currently being
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conducted at the Prado Day Center and the Maxine Lewis Memorial Shelter while expanding
overnight capacity to meet current needs. The applicant is proposing a 20,000 square foot
single-story building designed to fit into the surrounding neighborhood. The structure contains a
kitchen, dining room, community room, bathrooms with showers, laundry facilities, offices and
dormitories. Additionally the site contains landscaping, a parking lot, trash facilities, a pet
kennel, and a bicycle parking area (Attachment 3, Project Plans).
Figure 1: South elevation view of the Homeless Service Center
The proposed modern architectural style of the HSC incorporates many industrial-type materials
and colors. Materials that make up the structure include concrete, various types of metal
paneling, cement plaster and a color palette that consists of greens, greys, blacks, and
weathering steel. The design also includes aluminum windows and doors, along with the use of
metal louvers over many of the building’s windows. The roof is finished with metal roofing
material known as “Marquee Lok” by McElroy Metal.
2.4 Project Statistics
Item Proposed 1 Ordinance
Standard 2
Street Yard Setback 15’ 15’
Other Yard Setback 7‘ 6.5’ (based on a
18‐20’ height)
Max. Height of Structure(s) 35’ 50’3
Building Coverage (footprint) 14.5% 60%
Floor Area Ratio .14 FAR 1.5 FAR
Parking Spaces 80 15
Notes: 1. Applicant’s project plans submitted 12/19/14
2. City Zoning Regulations
3. Planned Development (Ordinance No. 1223)
3.0 PROJECT ANALYSIS
3.1 Site Plan: The proposed HSC building will be centrally located on the site within the
potential boundaries of Prado Road expansion and the re-alignment of Elk’s Lane (Attachment
3, Project Plans, Sheet AS1.1). The proposed site plan includes new landscaping, a parking lot,
trash facilities, fencing, a pet kennel, and a bicycle parking area.
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Consistent with the Community Design Guidelines and Zoning Regulations, the proposed
structure fits within site constraints and required setbacks. The facility is configured on the site
in such a way to allow for a central courtyard that will provide clients with outside active and
passive space and minimize the impact on the surrounding neighborhood. The design of the
project also meets the use permit (Resolution No. PC-5621-14, Attachment 3) condition no. 3 to
supply 50 bicycle parking spaces; however staff is recommending the applicant include a roof
and enclosure for bicycle parking for further security since many of the clients and staff of the
facility will be parking bicycles overnight. (Condition No. 5).The design of the roof structure
and enclosure should be consistent with the design of the structure and could tie into the
proposed trash enclosure.
3.2 Building Scale: The maximum height of the proposed structure at approximately 29 feet is
lower than the maximum allowed building height of 50 feet (per conditions of Ordinance No.
1223). Varying roof height has been included to add architectural interest and to allow vertical
expansion within the current design in the future. The proposed design is consistent with the
Community Design Guidelines and provides a sense of human scale and proportion by utilizing
vertical wall articulation, varying roof angles and heights, recessed entries, vertical and
horizontal louvers and a change in materials and colors to relieve the form and mass of the
building.1
3.3 Architectural Design Consistency and Compatibility: As stated in Section 2.3, the
proposed structure will be a modern design that incorporates a variety of materials such as
concrete, metal, and cement plaster siding. The structure demonstrates consistent use of
materials, colors, and detailing throughout all elevations of the building.2
Figure 2: East elevation view of the Homeless Service Center
Project plans were reviewed in terms of their consistency with the CDG for office development
and design as well as industrial project design guidelines. The proposed HSC’s design is modern
in design and uses industrial materials and forms that are consistent with the neighborhood.
1 Community Design Guidelines Chapter 3.1.B-4: Form and mass. A building’s design should provide a sense of human
scale and proportion. Horizontal and vertical wall articulation should be expressed through the use of wall offsets,
recessed windows and entries, awnings, full roofs with overhangs, second floor setbacks, or covered arcades.
Community Design Guidelines Chapter 3.1.B-5: Rooflines. Roof design contributes strongly to the image of a structure
as having quality and permanence. 2 Community Design Guidelines Chapter 3.1.B-3: Designs should demonstrate a consistent use of colors material and
detailing throughout all elevations of the building. Elevations which do not directly face a street should not be
ignored or receive minimal architectural treatment. Each building should look like the same building from all sides.
Community Design Guidelines Chapter 3.3.B-1: The architectural style of buildings in the business park/industrial
category should incorporate clean simple lines. Buildings should project an image of high quality through the use of
appropriate durable materials and well landscaped settings.
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Staff believes the industrial character of the project is appropriate given the project's location
adjacent to the Service Commercial (C-S) zone and nearby structures in the City’s corp yard,
and on adjacent properties to the east. All elevations are visually interesting and receive
interesting architectural treatments. The project proposes to use materials that are consistent
with the neighborhood and do not appear “thin” and otherwise artificial. The chosen color
palette is used to add interest to the design and emphasize changes in the building’s materials
and surface planes.3
3.4 Parking and Circulation: The site provides an 80 space parking lot with sufficient access,
internal circulation and landscaping. As mentioned above, the project also includes 50 bicycle
parking spaces. The project’s parking area is not a dominant visual element of the site and
located at the rear of the site behind the proposed building.4 Additionally the lot includes large
landscaped islands and tree diamonds throughout the lot as required by Municipal Code,
Parking and Driveway Standards Section 12.38.090.
3.5 Lighting: Sheet AS1.1 includes information on the locations of proposed site and building
lighting, as well as details of the proposed bollard and wall mounted lighting. The proposed
bollard and wall mounted lights appear well-placed and compliant with the Night Sky
Preservation regulations. Additionally, the project proposes 16 foot tall parking lot light fixtures.
Condition No. 7 is recommended to limit pole heights to 15 feet (21 feet is typical) because of
proximity to the Sunset Drive-In Theater and nearby residence and to require additional
shielding of fixtures depending on specific lighting details and photometrics.
3.6 Trees Removal and Protection: The applicant proposes to remove two of the five existing
trees on the site as shown on the preliminary site plan (Attachment 3, Sheet AS1.1). The
landscape plan indicates that the two eucalyptus trees will be replaced at 1:1 ratio with Coast
Live Oak trees. The City arborist supports the removal of the trees and subsequent replacement.
Staff recommends Engineering/Public Works Condition No. 38 which identifies the size of the
compensatory tree plantings as well as requires that additional landscape trees be planted in
the front setback area along Prado Road. Additional guidance related to the remaining existing
trees is provided in Engineering/Public Works Condition No. 34 and 39.
4.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached draft resolution as
conditions of approval/code requirements.
5.0 ALTERNATIVES & RECOMMENDATION
5.1. Continue the project with direction to the applicant and staff on pertinent issues.
5.2. Deny the project based on findings of inconsistency with the Community Design Guidelines.
3 Community Design Guidelines Chapter 3.1.B-10b: Exterior finish material should be chosen and applied so that they
do not appear “thin” and otherwise artificial.
Community Design Guidelines Chapter 3.1.B-12: Colors. The exterior colors of a building are as important as the
materials in determining how people think about the building and its surroundings. Colors should be compatible
with the existing colors of the surrounding area but need not duplicate existing colors. 4 Community Design Guidelines Chapter 3.4.C-1b: Surface parking should be located towards the rear of the site or at
the side of the building with bicycle parking convenient to building entrances.
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6.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Resolution No. PC-5621-14
4. Reduced Project Plans
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
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ATTACHMENT 1
RESOLUTION NO. ARC- -15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING A NEW HOMELESS SERVICES CENTER
INCLUDING ADOPTION OF A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE
STAFF REPORT AND ATTACHMENTS DATED JANUARY 21, 2015
40 PRADO ROAD (ARCH-0414-2014)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on January 21, 2015, pursuant to a proceeding instituted under ARCH-0414-
2014, Community Action Partnership, SLO (CAPSLO), applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-0414-2014), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character of the neighborhood.
2. The project design is consistent with the City’s Community Design Guidelines applicable to
commercial/industrial development on infill sites and provides a design that is compatible
with the proposed use and the characteristics of the surrounding neighborhood.
3. The project design maintains consistency with the City’s Community Design Guidelines by
providing architectural interest and style and complements the design and scale of the
existing neighborhood.
4. The project is consistent with the General Plan, Land Use Element Policy 5.1.6 because it
promotes the location of Homeless Services in the general vicinity of South Higuera Street
near Prado Road.
5. The project is categorically exempt under Section 15332 (In-Fill Development Projects) of
the CEQA Guidelines because the project is within City limits, consistent with applicable
City policy, surrounded by urban uses, and on a project site less than 5 acres in size served
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Resolution No. ARC- -15 ATTACHMENT 1
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by required utilities and public services.
SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
2. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as
deemed appropriate.
3. The project shall substantially comply with conditions established under Use Permit USE-
0413-2014.
4. The project shall substantially comply with mitigation measures and monitoring program as
part of the Negative Declaration established under Resolution No. 8063.
5. The applicant shall include a roof and enclosure for the bicycle parking area for further
security, designed to the satisfaction of the Community Development Director.
6. Signage for the project site shall conform to the standards established for the Office zone
and shall comply with the City's Sign Regulations to the satisfaction of the Community
Development Director. The Director may refer signage or specific proposals to the ARC if
it seems excessive or out of character with the project.
7. Parking lot poles and fixtures shall be shown on building permit plans and not exceed 15
feet in height measured from the parking lot surface to the bottom of the fixture. Parking lot
light fixtures shall include shielding that blocks light trespass in the direction of the Sunset
Drive-In Theater and are consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations. Cut-sheets of
fixture details and photometrics shall be submitted with working drawings to confirm
compliance with City standards.
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8. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall
be clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-
sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure
that light is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations. A note shall
be included on plans that “Lenses of exterior wall-mounted lights may be modified or
shielding devices added after installation if the Community Development Director
determines that they emit excessive glare.”
9. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of any proposed condensers and other mechanical equipment.
If any condensers or other mechanical equipment is to be placed on the roof, plans
submitted for a building permit shall confirm that parapets and other roof features will
adequately screen them. A line-of-sight diagram shall be included to confirm that proposed
screening will be adequate. This condition applies to initial construction and later
improvements.
10. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on
plans.
11. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed. Where
possible, as determined by the Utilities Director, equipment shall be located inside the
building within 20 feet of the front property line. Where this is not possible, as determined
by the Utilities Director, the back flow preventer and double-check assembly shall be
located in the street yard and screened using a combination of paint color, landscaping and,
if deemed appropriate by the Community Development Director, a low wall. The size and
configuration of such equipment shall be subject to review and approval by the Utilities and
Community Development Directors.
Utilities
12. A public recycled water main shall be extended along the project’s frontage.
13. As the project includes a commercial kitchen, provisions for grease interceptors and FOG
(fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the
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design. The facility shall also provide an area inside to wash floor mats, equipment, and
trash cans. The wash area shall be drained to the sanitary sewer.
14. The project’s sewer lateral shall be designed so that in may be tied into the future Elks Lane.
Transportation
15. Pursuant to Chapter 4.56 of the City of San Luis Municipal Code, the project is subject to
applicable transportation impact fees.
16. Prior to occupancy the project shall pay a fair share participation in a Prado Road
Interchange/Overpass project to the satisfaction of the Director of Public Works.
17. Prior to building permit issuance, the applicant shall provide a preliminary design of the
realignment of Elks Lane from the northwest corner of the RTA site to Prado Road to the
satisfaction of the Public Works Department. Preliminary plans shall be provided to show
that the proposed project, site design, utility connections, horizontal, and vertical controls
will generally accommodate a future re-alignment of Elks Lane. The plan shall include
public utility main extensions/relocations into the re-aligned street.
18. Prior to issuance of building permit the property owner shall dedicate an irrevocable offer of
public rights of way for the realignment of Elks Lane and Prado Road widening and
interchange/overpass, subject to approval of the Director of Public Works.
19. Prior to issuance of building permit the property owner/applicant shall enter into a covenant
agreement for the construction of public improvements for the Elks lane realignment along
the property frontage. These improvements shall include curb, gutter, street paving, water
and sewer utilities, and all necessary appurtenances per City standards. These improvements
may include the removal and/or adjustment of any conflicts such as interim driveways,
parking lots, basins, and swales.
20. Prior to occupancy the project shall construct a bus stop, including shelter, bench, trash
receptacle and lighting on frontage along Prado Road with an ADA path of access
connecting to the building.
Engineering/Public Works
21. Projects involving the construction of new structures generally requires that complete
frontage improvements be installed or that existing improvements be upgraded per city
standard. MC 12.16.050.
22. New curb, gutter, sidewalk, street paving, signing, striping, and driveway approach
improvements are normally required as a condition of development permits and would be
constructed in accordance with City Engineering Standards and Standard Specifications.
The Public Works Department has approved the deferral of some or all of the standard street
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improvements. The applicant/property owner should provide a written request to defer said
improvements. If deferred, a covenant agreement shall be recorded to complete the frontage
improvements in the future.
23. The required improvements for the driveway access, shoulder improvements, bus turn-out,
utility installations, etc. shall be designed in accordance with acceptable rural road and/or
City Engineering Standards and shall be approved to the satisfaction of the City Engineer.
24. The building permit plan submittal shall include all required parking lot improvements,
dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage,
pavement marking, signage, and striping in accordance with the Parking and Driveway
Standards and disabled access requirements of the CBC.
25. The building plan submittal shall show and note the right-of-way width, location of frontage
improvements, front property line location, and all easements. All existing and proposed
improvements located within the public right-of-way shall be shown for reference.
26. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades. All
work in the public right-of-way shall be shown or noted.
27. All new wire utilities including electrical service, phone, and cable TV shall be placed
underground. The undergrounding of utilities shall be completed without a net increase in
the number of required wood utility poles.
28. A new streetlight shall be provided near the project access driveway/bus stop area. If a
standard streetlight installation is not feasible, the streetlight may be mounted on an
existing, new, or relocated wood joint utility pole to the satisfaction of the City Engineer
and PG&E.
29. The building plan submittal shall include a complete grading, drainage and topo plan. The
grading and drainage plan shall show existing structures and grades located within 15’ of the
property lines in accordance with the grading ordinance. The plan shall consider historic
offsite drainage tributary to this property that may need to be conveyed along with the
improved on-site drainage. This development will alter and/or increase the storm water
runoff from this site. The improved or altered drainage shall be directed to the street and not
across adjoining property lines unless the drainage is conveyed within recorded easements
or existing waterways.
30. The building plan submittal shall show and note compliance with the Post Construction
Stormwater Regulations as promulgated by the Regional Water Quality Control Board for
development projects. Post Construction Plan checklists are available on the City website or
by request. An operations and maintenance manual will be required for the post-
construction stormwater improvements.
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31. The building plan submittal shall include a Private Stormwater Conveyance System
Management and Maintenance Agreement (Operations and Maintenance Agreement) on a
form provided by the city. The agreement shall be recorded and shall reference any separate
maintenance program documents and the approved building plans.
32. Water quality treatment systems, the treatment train, and maintenance BMP’s shall be
included in an Operation and Maintenance Manual.
33. The final drainage report shall show and note compliance with Waterway Management Plan
Drainage Design Manual. The final drainage report and building plan submittal shall show
and note compliance with the Floodplain Management Regulations. The drainage report
shall include a complete summary of the initial (Interim) drainage improvements vs. the
final drainage improvements, strategy, and design. The report shall clarify what future
improvements may be required to accommodate the Elks Lane re-alignment.
34. The design for the interim/final southerly stormwater basin (Prado Road frontage) shall
consider the existing tree to remain and any new tree plantings. The basin may need to be
designed with a more natural flow and may need to open into the existing drainage
depression located to the west of the project site.
35. Unless the proposed CLOMR is processed prior to final building permit issuance, the
building plan submittal shall comply with the current Flood Insurance Rate Map and the
Floodplain Management Regulations for floodproofed buildings. City regulations require
elevation and/or floodproofing to at least 1’ above the Base Flood Elevation (BFE).
Floodproofing to a freeboard height of 2’ above the BFE may provide better flood
protection/reduced flood insurance premiums and is recommended.
36. The building plan submittal shall include a more detailed site plan exhibit to show the scope
of improvements, alterations, and demolitions required to accommodate the future Elks
Lane re-alignment as currently contemplated. The plan shall consider final parking lot
access, circulation, utility relocations, site lighting, and landscaping. A covenant agreement
to remove, alter, or relocate the existing improvements to accommodate the Elks Lane re-
alignment shall be recorded prior to final inspection approvals.
37. One 15-gallon street tree is generally required for each 35 lineal feet of frontage as a
condition of development. If required, the City Arborist shall approve the tree species,
planting requirements, and whether the existing trees may qualify for part or all of this
requirement. Street tree planting may be deferred and included in a covenant for future
planting if specifically approved for deferral by the City Arborist and Community
Development Director.
38. The City Arborist supports the proposed tree removals. Compensatory plantings shall
include two new 48” box Oak trees. Additional landscape trees shall be planted in the front
setback area along Prado Road. The final tree planting requirement and species shall be
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approved to the satisfaction of the City Arborist and shall depend upon the final drainage
basin design and evaluation of the existing trees to remain.
39. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall approve
any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A
city-approved arborist shall complete safety pruning. Any required tree protection measures
shall be shown or noted on the building plans.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 21st day of January, 2015.
_____________________________
Phil Dunsmore, Secretary
Architectural Review Commission
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VICINITY MAP File No. 0414-2014
40 PRADO ¯
ATTACHMENT 2
ARC2 - 14
RESOLUTION NO. PC-5621-14
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A USE PERMIT TO ALLOW A HOMELESS SHELTER AND A SAFE
PARKING FACILITY WITHIN AN OFFICE ZONE WITH A PLANNED
DEVELOPMENT OVERLAY WITH CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED DECEMBER 10,2014
(40 PRADO ROAD, USE-0413-2014)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall , 990 Palm Street, San Luis Obispo, California, on
December 10, 2014, for the purpose of considering application number USE-0413-2014; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has 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. Findings. Based upon all the evidence, the Commission makes the following
findings:
Hom eles s Sh e lter
1. The proposed project is consistent with the General Plan Land Use Element policy 5.16,
because it allows the establishment of a necessary homeless services center within close
proximity to other social services.
2. The proposed project is consistent with the General Plan Housing Element Policy 1.1 since
it will fill an unmet need of assisting those who are unable to find shelter on their own.
3. The proposed project is consistent with the General Plan Housing Element policy 8.1 and
8.9 since it will facilitate the development of a facility that will assist the homeless
population while implementing the City's 10-Year Plan and the City's 2013-2015 Major
City Goal on Homelessness.
4. The use is in conformance with the requirements of City's Zoning Regulations Section
17.08.11 0, Homeless Shelters.
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Planning Commission ResolutiL h PC-5621-14
USE-0413-2014 (40 Prado Road)
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5. The site is adequate for the project in .terms of size, configuration, topography, and other
applicable features, and has appropriate access to public transit, and public streets with
adequate capacity to accommodate the quantity and type of traffic expected to be generated
by the use.
6. As conditioned, the establishment, maintenance, or operation of the proposed project will
not, in the circumstances of the particular case, be detrimental to the health, safety, or
general welfare of persons residing or working in the vicinity of the proposed use, or
detrimental or injurious to property and improvements in the neighborhood or to the
general welfare ofthe City.
Safe Parking
7. As conditioned, the use will not harm the general health, safety, and welfare of people
living or working in the vicinity because the proposed use is compatible with the project
site and with existing and potential uses in the vicinity which include public facilities and
service commercial uses. Conditions of approval have been included to ensure
compatibility with sulTounding uses and the facilitation of participants' transition to
permanent housing.
8. The proposed project is consistent with General Plan Housing Element policies to support
local solutions to meet the needs ofthe homeless (HE 1.7 and 8.11).
9. The proposed project is consistent with the City's 10-Year Plan and furthers the City's
2013-2015 Financial Plan Major City Goal to "Implement Comprehensive Strategies to
Address Homelessness."
10. As proposed, the use is in conformance with the City's Safe Parking Ordinance (M.C.
Section 17.08.115, Safe Parking).
Section 2. Environmental Review. The construction of the homeless services center is
categorically exempt from environmental review (CEQA Guidelines, Section 15332, Class 32,
In-fill Development Projects) because the project is within City limits, consistent with applicable
Zoning and General Plan policies, sutTounded by urban uses, and on a project site less than five
acres in size served by required utilities and public services.
Section 3. Action. The Planning Commission does hereby approve Use Permit #U 87-14
subject to the following conditions:
I . The applicant shall defend, indemnify and hold harmless the City and/or its agents,
officers, and employees from any claim, action, or proceeding against the City and/or its
agents, officers, or employees to attack, set aside, void, or annul the approval by the City of
this project, and all actions relating thereto including, but not limited to, environmental
review ("Indemnified Claims"). The City shall promptly notify the applicant of any
Indemnified Claim upon being presented with the Indemnified Claim, and City shall fully
cooperate in the defense against an Indemnified Claim.
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Planning Commission Resoluti... 4o . PC-5621-14
USE-0413-2014 (40 Prado Road)
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2 . The project shall be reviewed by the Architectural Review Commission for project design
consistency with the Community Design Guidelines. Specific attention shall be given to
the compatibility between the building design and adjacent commercial uses.
3. A secured bicycle parking area with a minimum of 50 bicycle parking spaces shall be
required on-site, two of which shall be long-term bicycle parking spaces.
4 . The project shall provide a minimum of 30 vehicle parking spaces on-site.
5. The applicant shall implement the proposed Neighborhood Relations Plan for the Homeless
Services Center (Exhibit A). Any changes to the Neighborhood Relations Plan shall be to
the approval ofthe Community Development Director.
6. Project shall be in substantial compliance with project description (Exhibit B). Minor
changes to the description may be approved by the Community Development Director;
substantial modifications (1 0% or more increase in floor area or occupancy, or substantial
changes to the operation plan) shall require modification of the use permit.
7. The Use Permit shall not be effective unless: (1) the City of San Luis Obispo adopts the
Land Use and Circulation Element ("LUCE") update, overrules the Airport Land Use
Commission's ("ALUC") determination that the LUCE update is inconsistent with the
Airport Land Use Plan ("ALUP"), and adopts the related Zoning Ordinance; or (2) the Use
Permit is determined by the ALUC to be consistent with the ALUP.
8 . The maximum number of vehicles allowed as part of the Safe Parking Program at the
subject location shall not exceed 7.
9. The hours of operation for the Safe Parking Program at the subject location shall be 4 :45
p.m. to 8:30a.m., daily.
10. The applicant shall provide live, overnight monitoring and oversight of the Safe Parking
Area with the use of on-site security cameras and staff.
11. The applicant shall provide water, restroom, and trash facilities for participant use from
4:45 p.m. to 8:30 a.m. Trash and restroom maintenance shall be provided on a weekly
basis.
12. The Safe Parking Program for the HSC shall not be authorized until expiration or
termination of the Safe Parking Program at the Prado Day Center site.
13. The use permit for the Safe Parking Program shall be valid only for the operation of a safe
parking facility at the subject location. Any expansion or modification of the use shall
require a modification to the Use Permit.
14. The safe parking spaces shall be located outside of the utility easement.
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Planning Commission Resolutino. PC-5621-14
USE-0413-2014 (40 Prado Road)
Page4
On motion by Vice-Chair Multari, seconded by Commissioner Fowler, and on the following roll
call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
Commrs. Multari, Fowler, Malak, Larson, Draze, Riggs, and Dandekar
None
None
None
The foregoing resolution was passed and adopted this 10 1h day of December, 2014.
Doug~~
Planning Commission
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COMMUNITY ACTION PARTNERSHIP OF SAN LUIS OBISPO COUNTY
NEIGHBORHOOD RELATIONS PLAN
In order to mitigate potential impacts of the Homeless Service Center activities and programs on
the community, Community Action Partnership of San Luis Obispo County (CAPSLO) will
implement the following processes/procedures:
A. CAPSLO will provide various methods in which the community may contact the
organization. During business hours (Monday through Friday, 8am-5pm) concerned
community members can contact the CAPSLO administrative office to communicate any
concerns they may have. After business hours, CAPSLO maintains a confidential hotline
that can accessed via telephone (805.549.6899) or email (hotline@capslo.org). These
contacts are posted on the CAPSLO website (under Contact Us). All concerns are given
to, and reviewed by, the Deputy Director, COO or CEO, and are promptly (within 24
business hours) addressed.
B. All concerns or complaints will be documented, with copies given to the Deputy
Director, COO and/or CEO, who review, contact the complainant and address the issue
within 24 business hours.
C. CAPSLO will establish a block watch program when the new Homeless Service Center
opens.
D. All participants within the Homeless Service Center Safe Parking Program must initial
and sign the Program Rules which advises participants, in writing, of their obligation to
comply with applicable laws and established protocols which address and prevent
repeated violation of laws, which have adverse neighborhood or community impacts.
E. CAPSLO staff is provided with information pertaining to emergency contact procedures
during initial training. Police and/or Fire are always contacted in an emergency.
F. All CAPSLO facilities undergo yearly in-depth inspections by the Facilities and
Maintenance Division to identify any large-scale needs. On a quarterly basis, Facilities
inspects the facility to develop a “punch list” of needs that are to be addressed in the next
90 days. The Deputy Director also conducts a monthly walk-through of facility needs.
Staff is also trained to conduct daily walk-throughs for immediate issues and complete
work orders that are submitted to the Facilities Division with timeframes for completion.
Emergency issues are dealt with immediately.
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G. The Homeless Service Center site will provide security cameras and outdoor lighting for
the Safe Parking Program location.
H. Participants of the Safe Parking Program who are denied or suspended from the program
are provided with the San Luis Obispo County Community Services tri-fold resource list
as well as a list of Food Distribution Sites for SLO County.
I. CAPSLO will mail all businesses within a ¼ mile radius their contact information should
business owners have concerns regarding the Safe Parking Program. In the case any
changes occur to the Safe Parking Program, neighboring businesses within the ¼ mile
radius will be notified.
J. CAPSLO will meet whenever needed and requested by the City and/or other community
groups to review reports, issues and policies.
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City of San Luis Obispo
Planning Commission Use Permit Application
Community Action Partnership of San Luis Obispo County
Homeless Center Application
Project Description
Type of Proposed Activities
CAPSLO provides the comprehensive day services at Prado Day Center and night shelter at the
Maxine Lewis Memorial night shelter. Also CAPSLO partners with the Interfaith Coalition
(ICH) for the homeless overflow (women and children night services at designated churches in
SLO City). All of these facilities are spread throughout the city. The distance between facilities
along with the limited space of each structure has been a barrier for our clients as they travel
daily from one source of assistance to the other, often times clients may be turned away due to
lack of space. Having all services located on one site will enable clients to remain on-campus
instead of traveling across town and placing additional burdens on the local neighborhoods. An
increase in the number of beds available will address the issue of clients being turned away due
to lack of space. These individuals most likely spent the night somewhere outdoors in the
community. With the additional space available at the campus this issue should be significantly
resolved.
The CAPSLO Homeless Services Campus at 40 Prado Road will incorporate all activities
currently being conducted at the existing Prado Day Center site and the Maxine Lewis Memorial
Shelter. The Campus will operate 24-hours a day, seven days a week. The facility will be
configured in such a way to allow for a central courtyard that will provide clients with outside
active and passive space. This courtyard will be in the center of an inward focused building
which will have minimal impact on the surrounding neighborhood.
Day Services
• Breakfast and Lunch will be provided by volunteer groups or prepared on-site in the
commercial kitchen. Meals will be served in the dining room, which may also serve as a
multi-use room during all other times.
• Case management activities (includes assistance in accessing community resources for
housing, employment, training and counseling) will be conducted in private offices as
well as a multi-purpose community day room/library equipped with computers,
telephones, mailroom, information/resource area and lounge.
• Children's activities will be conducted in a children’s area and a separate outdoor
children’s play area.
• Clients will have use of laundry facilities located on-site.
• Partner agency activities and services will occur in private offices. Examples would
include mental health counseling, drug/alcohol out-patient activities and medical
examinations.
• Clients would have day-use storage for their belongings, enabling them to safely store
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their belongings should they need to go to job interviews and community appointments.
• Shower and bathroom facilities will be available for clients to use.
Overnight Shelter Services
• Dinner will be provided by volunteer groups or prepared on-site in the commercial
kitchen.
• Shower and bathroom facilities will be available for clients to use.
• Male dormitories housing up to 70 individuals.
• Female dormitories housing up to 40 individuals.
• Family dormitories housing up to 40 individuals.
Outdoor Area
A total of 80 auto and 50 bicycle parking spaces will be available during business hours.
A pet kennel area will allow clients to bring their pet’s on-campus, a major reason why many
individuals do not come to the shelter and are instead sleeping outdoors throughout the
community.
Client Rules/ Security
Currently both Prado Day Center and the MLM Shelter operate on a "sobriety behavior based"
approach. Unless clients are behaving inappropriately or are clearly under the influence or
intoxicated they will be allowed to remain on-campus. Should a client not be willing to leave the
premises without incident, the police are contacted.
A professional security system, which will include cameras and video, will be installed in
common areas, outside the building and in the parking area to monitor the facility and
surroundings and will help to ensure safety and security of the immediate vicinity.
CAPSLO staff has an excellent relationship with SLO Police and staff has been in discussion
with the Department to provide a designated space at the HSC for officers. This would allow for
a more consistent presence throughout the day and night time hours.
The Homeless Service Center Campus will be the base for 24 fulltime employees, 12 part-time
employees, 6 case managers and support staff of volunteers.
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