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HomeMy WebLinkAboutR-10602 Approval of Pacific Courtyards - 1321 Osos and 1327 OsosRESOLUTION NO. 10602 (2015 Series) A RESOLUTION OF THE CITY COUNCIL OF SAN LUIS OBISPO GRANTING FINAL DESIGN APPROVAL TO THE PACIFIC COURTYARDS PROJECT WITH 9 RESIDENTIAL UNITS & 8,050 SQUARE FEET OF OFFICE SPACE AND APPROVING A 10% SHARED PARKING REDUCTION AND AUTOMOBILE TRIP REDUCTION PROGRAM FOR PROPERTY LOCATED AT 1321 & 1327 OSOS STREET (ARC 96 -13) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on December 16, 2013, for conceptual review of Planning Application ARC 96 -13, a mixed -use project with 9 dwellings and 8,050 square feet of office floor area and continued the hearing with general direction to the applicant for project revisions; and 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 September 8, 2014, and granted final approval to project plans; and WHEREAS, the two separate appeals were filed on September 18, 2014 in opposition of the Architectural Review Commission's action; and WHEREAS, the Council of the City of San Luis Obispo conducted a public hearing in the Council chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on November 10, 2014 and voted to uphold the appeals thereby denying the project without prejudice; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a joint public hearing with the Cultural Heritage Committee in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on December 15, 2014, to consider revised project plans; and WHEREAS, On December 15, 2014, the Cultural Heritage Committee of the City of San Luis Obispo recommended the Architectural Review Commission approve the revised plans subject to minor adjustments to the scale and massing of the project nearest Morro Street; and WHEREAS, On December 15, 2014, the Architectural Review Commission of the City of San Luis Obispo recommended the City Council approve the revised plans subject to minor adjustments to the scale and massing of the project nearest Morro Street; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on March 3, 2015, for the purpose of considering the Architectural Review Commission's action; and R 10602 Resolution No. 10602 (2015 Series) Page 2 WHEREAS, the City Council has duly considered all evidence, including the recommendation provided by the Cultural Heritage Committee and the Architectural Review Commission, testimony of the applicant, interested parties, and evaluation and recommendations by staff at said hearings. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. Based upon all the evidence the City Council makes the following findings: 1. As designed and conditioned by this approval, the building materials, style, character, and form of the revised design of proposed structures promote the architectural character, style, form, and materials of the existing historic district and complements the character of the surrounding buildings and area consistent with the Historic Preservation Program Guidelines. 2. The revised project design is consistent with standards contained in the City's Community Design Guidelines, which encourage projects that are pedestrian - oriented, and have proportions and design details that complement surrounding structures. 3. The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060 A., Parking Space Requirements, in that it satisfies the intent of that section which is "... to minimize the area devoted exclusively to parking and drives when typical demands may be satisfied more efficiently by shared facilities." Moreover, the project satisfies the requirement for a shared parking reduction specified in San Luis Obispo Municipal Code Section 17.16.060 B. because there are multiple uses that share common parking areas. 4. The project conforms to the general plan policies, which encourage mixed -use projects that provide needed residential units close to the downtown core. The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060 D., Automobile Trip Reduction, in that it satisfies the intent of that section ".... to reduce the parking requirement for projects implementing non- auto travel, particularly for commuting, when it can be demonstrated that reduction of on -site parking will be safe, and will not be detrimental to the surrounding area or cause a decline in quality of life." The applicant through their submitted trip reduction plan and on -going commitment to rely on alternative transportation for commuting practices has demonstrated that their provided automobile, bicycle and motorcycle parking will meet the parking needs of their business. 5. This approval is consistent with the Air Pollution Control District's (APCD) land use planning strategies designed to reduce dependence on vehicle travel, and it Resolution No. 10602 (2015 Series) Page 3 can be expected that some trips will be consolidated for existing and proposed uses because of the range of different uses at the site. 6. A 10 -foot street yard setback for the front porch facing Morro Street is approved because: a. The street yard reduction will not adversely affect the health, safety and welfare of persons residing on the site or in the vicinity because it is consistent with the neighborhood pattern of the Old Town Historic District. b. The street yard reduction is appropriate at the proposed location as a porch is consistent with the architectural style, encourages social interaction, and will be compatible with surrounding land uses. c. The requested street yard exception is important to the design of the project as it provides for a stepped transition to the street, reducing the building's mass and scale, and is consistent with plans supported by the Architectural Review Commission. 7. The City Council adopted a Negative Declaration with Mitigation Measures on August 19, 2008. On June 10, 2014, the City Council approved an Addendum to document the revised project description and eliminate no longer relevant mitigation measures. SECTION 2. Action. The City Council hereby affirms the recommendations of the Architectural Review Commission grants final design approval to revised plans for the mixed - use project (ARC 96 -13) with 9 dwellings and 8,050 square feet of office floor area, with incorporation of the following conditions: Conditions: 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 City shall fully cooperate in the defense against an Indemnified Claim. 2. The project is subject to all of the pertinent conditions, code requirements and mitigation measures approved through City Council Resolution No. 10531 (2014 Series) along with the review of the General Plan Amendment and Rezoning to reconfigure the land use and zoning boundaries within the overall site area and Tentative Tract Map to create both office and residential condominiums. 3. Final project design and construction drawings shall be in substantial compliance with the project plans reviewed by the CHC, ARC and approved by the City Council. A separate, full -size sheet shall be included in working drawings Resolution No. 10602 (2015 Series) Page 4 submitted for a building permit that list all conditions, 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. 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. 4. Any modifications to the final approved color palette shall be reviewed and approved by the Community Development Director prior to issuance of a building permit. Building colors shall be shown on the building elevations approved as part of working drawings. 5. All stucco and plastered surfaces shall have a smooth hand - finished appearance to the satisfaction of the Community Development Director and not be a sprayed -on type of application. A sample of the finish shall be submitted prior to issuance of a building permit. 6. Plans shall clearly show the details of all windows and storefronts. 7. Plans shall clearly show details on all railings, including their width, color, and finish. 8. Plans submitted for a building permit clearly show how lockable private storage of 200 cubic feet for each unit is provided. 9. A specific sign program for the office component of the project shall be to the review and approval of the Community Development Director. The Community Development Director may approve the sign program if it is consistent with applicable sections of the sign regulations and is in keeping with the character and context of the building. The Director may refer signage to the ARC if it seems excessive or out of character with the project. 10. The locations of 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 shall be separately submitted for the project file of the proposed lighting fixtures. 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. Details of all exterior light fixtures, including any service area lights, need to be included as part of plans. 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." Resolution No. 10602 (2015 Series) Page 5 11. The applicant shall maximize planting around the P.G. &E. transformer cabinet and work with P.G. &E. to explore the possibility of moving the transformer closer to the south property line to the review of the Community Development Director. 12. 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 proposed condensers and other mechanical equipment to be placed on the roof to confirm that parapets and other roof features will adequately screen them. A line -of -sight diagram may be needed to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 13. Final design details for the proposed trash and recycling enclosure on the Morro Street side of the project shall be included in working drawings for a building permit and shall be to the review and approval of the Community Development and Utilities Departments. The ultimate design shall be consistent with the Solid Waste Guidelines. 14. Final details for the trash room in the larger podium building shall be included in working drawings to the review and approval of San Luis Garbage Company and the Community Development and Utilities Departments. Plans shall show the planned path for the bin from the designated trash room to the street and any needed frontage improvements such as a ramp. Specifications for maintenance shall be required so that the pathway is routinely cleaned after trash pick -ups. 15. 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. The plan shall also include hardscape materials for walkways, patios, and terraces. 16. To provide compensatory planting for tree removals, the applicant shall submit a comprehensive tree planting mitigation program which includes both on -site and off -site planting locations to the approval of the City Arborist and Community Development Director. 17. 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 Resolution No. 10602 (2015 Series) Page 6 Fire Housing 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. 18. Decks and balconies within the project shall not be utilized for the storage needs of individual units. However, outdoor patio furniture, potted plants and small barbecues may be placed in these areas. 19. The applicant shall provide for the professional, perpetual maintenance of all common area including private driveways, drainage, parking lot areas, walls and fences, lighting, and landscaping in a first class condition. 20. Individual tenant spaces and the overall site shall be maintained in a neat and orderly manner at all times. All plant materials shall be maintained and replaced as necessary. 21. The applicant shall provide a means of building identification from the public road in which each building is addressed. 22. Fire sprinkler risers shall be located in a room with exterior door access, 23. An approved NFPA 13 system will be required for the commercial building (inclusive of apartment), either a 13R or 13D system will be required for the residential component, depending on final product, please designate a CBC occupancy (R2 or R3) on plans. 24. Fire Main and all associated control valves shall be installed per NFPA 24 Standards and City Engineering standards. The Fire Department Connection shall be located within 40 feet of Morro or Osos Street. Please show location of Backflow device and FDC on plans. 25. Prior to the issuance of a building permit, the applicant shall enter into an affordability agreement with the City of San Luis Obispo that the one 1- bedroom unit shall be deed - restricted to very -low income households for a term of 55 years, which will be recorded against the title of the property. Transportation Resolution No. 10602 (2015 Series) Page 7 26. The applicant shall implement a Transportation Demand Management Plan to the approval of the Public Works and Community Development Directors that includes supportable programs that will reduce vehicle trips to the site. 27. The applicant shall submit a revised plan showing how long and short-term bicycle parking shall be provided on site in accordance with Table 6.5 of the Zoning Regulations. Bicycle parking shall be installed at highly visible locations that are as close to the main entrance of the destination as possible and located at least as conveniently as the most convenient automobile parking space. Dimensioned locations and details of the short and long -term bicycle parking shall be provided on the project's construction plans including rack design, location, clearances and circulation for users in compliance with manufacturers' standards. A minimum four foot wide path of travel shall be provided to all bicycle parking spaces. Additional bicycle parking (above what is required) may be proposed on the project frontages if adequate pedestrian circulation is maintained and they result in no line of sight issues. Specific to this project, the plan shall show: 1) how complying bicycles parking will be provided in the Morro Street garages given space restrictions; 2) how bicycle lockers will accommodate two spaces without having to remove a bicycle; 3) one of the lockers for the office component set aside the affordable flat. Public Works 28. The building plan submittal shall show compliance with the parking and driveway standards. The plans shall show all space, bay, and aisle dimensions. Additional space width may be required for spaces with obstructions or limitations with maneuverability. 29. Details of the security gate, access controls, and accommodation for offsite residents that have access rights through the site, shall be approved along with plans submitted for a building permit. 30. The building plan submittal shall include an overall site plan to show how access and maneuverability is provided through the access easement to the existing off - site parking located at 958 Pismo. 31. The building plan submittal shall include complete details for the public right -of- way for both the Osos Street and Morro Street frontages. The plans shall show all existing and proposed improvements. The plans shall include the existing and proposed metered parking spaces. The plan shall consider line of sight distances, curbside trash pick -up requirements, red curb areas, any special parking designations, and shall maximize the number of metered parking spaces to the satisfaction of the Public Works Department. The scope of work may include the removal, relocation, and installation of parking meter posts and the corresponding pavement markings per City Engineering Standards. Resolution No. 10602 (2015 Series) Page 8 Utilities 32. The proposed demolitions, curb, gutter, sidewalk, and driveway approach construction on Morro shall provide for an orderly transition to the existing frontage improvements located at 1322 and 1336 Morro. 33. All wire utilities to the new units shall be underground. No additional utility poles shall be set in the public right -of -way and no wires shall be extended across the proposed project to serve adjacent properties unless otherwise approved to the satisfaction of the City and the serving utility companies. 34. The applicant shall submit a plan that delineates the location of the property's existing and proposed water meter(s), water services, and sewer laterals to the points of connection at the City water and sewer mains. Each proposed unit shall have a separate water meter. 35. If the property's existing sewer lateral is proposed to be reused, submittal of a video inspection will be required for review and approval of the Utilities Department during the Building Permit Review process. If a new lateral is proposed, the existing lateral must be abandoned per City standards. Upon motion of Council Member Christianson, seconded by Vice Mayor Ashbaugh, and on the following roll call vote: AYES: Council Members Carpenter and Rivoire, Vice Mayor Ashbaugh and Mayor Marx NOES: None ABSENT: None ABSTAINED: Council Member Christianson The foregoing resolution was adopted this 3rd day of March, 2015. ATWST: Kntho J. Wit City Clerk Resolution No. 10602 (2015 Series) Page 9 APPRC?VED AS TO FORM: ne Dietri City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this Cj" day of EA -Qv-C -VN , 20 S . Anunony 31-11V-19iia, City Clerk