HomeMy WebLinkAbout06-20-2016 ARC Item 2 - 774 Caudill Street (ARCH-2826-2016)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a new four story mixed-use project including ground floor commercial/retail space, and 36 residential units. The project is requesting to construct a 47.5 foot tall structure where 40 feet is normally allowed and qualifies for a 20% parking reduction and tandem parking, with a categorical exemption from environmental review. PROJECT ADDRESS: 774 Caudill Street BY: Kyle Bell, Assistant Planner Phone Number: (805) 781-7524 e-mail: kbell@slocity.org FILE NUMBER: ARCH-2628-2016 FROM: Tyler Corey, Principal Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project
with a 20% parking reduction and tandem parking, based on findings, and subject to conditions.
SITE DATA
Applicant Caudill Street Partners
Submittal Date May 2, 2016
Complete Date May 11, 2016
Zoning C-R-SF & C-S-SF
General Plan General Retail, Services &
Manufacturing within a
Special Focus Area
Site Area 0.514 acres (22,391 s.f.)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of
the CEQA Guidelines.
SUMMARY
The applicant, Caudill Street Partners, is proposing to construct a new four story mixed-use
building with commercial/retail at the ground level (4,355 sq. ft.), and 36 residential units (five
dedicated for “very low” income) on the upper levels, with parking located at basement and ground
level, within the South Broad Street Area Plan. The project has been designed to be consistent with
the Community Design Guidelines (CDG) and the South Broad Street Area Plan (SOBRO). The
applicant is requesting a height variation 7.5 feet above what is normally allowed in the C-S-SF
zone and a density bonus of 48% through the Affordable Housing Incentive Program to be reviewed
by the City Council under a separate application (AFFH 3142-2016). The project also qualifies for a
mixed-use parking reduction of 20% to reduce the required parking from 73 spaces to 58 parking
spaces.
Meeting Date: June 20, 2016
Item Number: 2
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1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the South Broad Street Area
Plan, Community Design Guidelines and applicable City policies and standards. As noted above,
the proposed building height of 47.5 feet and 48% density bonus will be reviewed by the City
Council at a subsequent hearing under a separate application (AFFH 3142-2016).
2.0 PROJECT INFORMATION
2.1 Site Information/Setting:
Site Size 22,391 sq. ft. (0.514 acres)
Present Use & Development Two single family residences and a small commercial structure
Land Use Designation General & Commercial Services (C-R-SF & C-S-SF) within a Special Focus
Area (South Broad Street Area Plan)
Topography Elevation: Min. 221 feet; Max. 226 ft.
Slope: 3% slope
Access From Victoria Avenue & Caudill Street
Surrounding Use/Zoning North: C-R-SF & C-S-SF (Commercial, Auto Services & Residential)
East: C-R-SF (Retail & Residential)
South: C-R-SF & C-S-SF (Manufacturing & Residential)
West: C-S-SF (Real Estate Offices)
2.2 Project Description: A summary of the significant project features are included below
(Attachment 3, Project Description):
1. Redevelopment: New four story mixed use building (47,099 sq. ft.), with basement and
at grade parking with 73 parking spaces.
• 36 residential units, with a 48% Density Bonus (AFFH 3142-2016)
• Three commercial/retail tenant spaces totaling in 4,355 square feet
• 47.5 foot maximum height (AFFH 3142-2016)
• Roof-top common area & green roof
• 20% mixed-use parking reduction with tandem parking for one parking space
2. Design: Broad Street Village Contemporary style that includes the following materials;
• Wood siding, Metal panels & Vertical corrugated siding
• CMU Block & Board Form Concrete
• Aluminum storefront system
2.3 Project Statistics
Item Proposed 1 Standard 2
Street Yard Build-to Line
Village Street 10 feet 10 feet
Entry Street 5 feet 5 feet
Max. Height of Structure(s) 47.5 feet 3 40 feet
Max. Building Coverage (footprint) 61.8% 100% (C-R & C-S)
Density 20.72 3 18.5
Parking Spaces 73 58 (20% Reduction)
Notes: 1. Applicant’s project plans submitted 5/2/2016
2. South Broad Street Area Plan
3. Separate application (AFFH 3142-2016)
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3.0 PROJECT ANALYSIS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and applicable design standards of the South Broad Street Area Plan (SOBRO) and
Community Design Guidelines (CDG). Staff has evaluated the project’s consistency with relevant
requirements and has found it to be in substantial compliance, as discussed in this analysis.
3.1 Demolition: The subject properties currently contain two existing residential structures and
a small commercial building, which are proposed for demolition. Both residential structures are
older than 50 years. The Historic Preservation Ordinance states that a historic designation may
be applied to buildings at least 50 years old that maintain their original or attained historic and
architectural character, and contribute either by themselves or in conjunction with other
structures to the unique or historic character of a neighborhood.
Staff Analysis: In 2004, the City Council determined that the structure on 774 Caudill Street
did not meet the Historic Resource Criteria (Attachment 4, City Council Resolution No.
9520 (2004 Series)). The residence located at 796 Caudill Street has been reviewed by staff
and similar findings were identified that the structure does not meet Historic Resource
Criteria.
3.2 Site Plan: The CDG’s state that site planning should create a pleasant, comfortable, safe,
and distinct place for residents. New development should respect the privacy of adjacent
residential uses through appropriate building orientation and structure height (CDG, Chapter
5.4A). The SOBRO established a hybrid approach of form-based codes and traditional zoning to
ensure development is consistent with the community’s identified goals for form, character, and
quality.
Staff Analysis: The project design takes advantage of the build-to lines on each street
frontage of the property, and provides parking areas that are accessed via driveways rather
than open and visible parking areas in accordance with SOBRO Section 4.6 (Building Types
by Street Type). The project orients the commercial uses along Victoria Avenue (Village
Street) and provides residential units on the upper levels. The project also provides a roof-
top common area and street facing balconies for majority of the residential units. The site
provides sufficient access and internal circulation for vehicles and pedestrians. The applicant
has proposed to provide majority of the residential parking within the basement and parking
for the commercial uses on the ground level. The project’s parking area is not a dominant
visual element of the site and is screened by buildings that are oriented toward the street.
SOBRO Form-Based Codes state that the maximum building height of a mixed use building
is 40 feet; the applicant has requested a maximum height of 47.5 feet. The project design
includes additional structures attached to the elevator tower which would normally
contribute to the maximum height of the structure (kitchenette & bathroom). Zoning
Regulations Section 17.16.040 (Height) states that chimneys and elevator towers that are not
integral with building parapets shall extend not more than 10 feet above the maximum
building height. The inclusion of the kitchenette and the bathroom does not contribute to the
maximum height of the proposed structure because they are accessory to the elevator tower
which does not extend more than 10 feet above the requested maximum height of 47.5 feet.
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The proposed building height of 47.5 feet where 40 feet is the maximum allowed within the
SOBRO form-based codes is appropriate for this site and location because the height, mass
and scale of the project is consistent with SOBRO Chapter 4.5 Form-Based Codes that
requires mixed-use buildings to provide residential units in the upper levels with a minimum
height of 25 feet and at least 80% of the building façade to be constructed along the property
build-to lines. The proposed project has been designed to consider the adjacent existing
structures in regards to solar access by providing majority of the projects mass along the
street frontages with parking provided toward the rear of the lot. The request for the height
variation will be reviewed by the City Council under a separate application (AFFH-3142-
2016). It should be noted that in order to deny the requested height variation, State law
(Government Code Section 65915) requires specific findings related to adverse impacts to
health, safety or welfare.
3.3 Building Design: The SOBRO design guidelines require that Mixed-Use buildings be
designed to reflect either the Railroad Commercial or the Broad Street Village Contemporary
architectural styles. The Broad Street Village Contemporary Style pays homage to the past with
a blend of traditional and contemporary architectural forms, materials, and influences to create
an urban village character. The CDG’s state that multi-family housing should be derived from
architectural styles in the surrounding neighborhood, and should be designed to ensure that the
height and bulk of higher density projects do not impact adjacent lower density residential areas
(CDG, Chapter 5.4C).
Staff Analysis: The proposed mixed use buildings are contemporary in character, consistent
with the Broad Street Village Contemporary style. The project’s architectural style is
designed to complement the service commercial and industrial theme of the neighborhood,
with consideration of the social and industrial history of the original tract. The project’s
architectural style is designed to acknowledge past architecture while integrating new
sustainable green strategies in a modern day development setting. The project incorporates
various materials such as metal panels, wood & corrugated metal siding, board formed
concrete, bronze aluminum windows and storefronts.
The structures demonstrate consistent use of colors, materials, and detailing throughout all
elevations of the building. All elevations are visually interesting and receive interesting
architectural treatments that enhance views of the structure from all views on and off site 1.
The design utilizes vertical wall articulation, offsets, recessed windows and entries, awnings,
and balconies to relieve the form and mass of the building. The residential units provide
private balconies for majority of the units and a roof-top terrace that provides a large
common outdoor area available to all residents.
3.4 Parking: Zoning Regulations Table 6 (Parking Requirements by Use) states that the
proposed commercial spaces will require approximately 14 parking spaces (1/300 square feet).
1 Community Design Guidelines Chapter 5, Section 5.4 C.1: Façade and roof articulation. A structure with three or
more attached units should incorporate wall and roof articulation to reduce apparent scale. Changes in wall
planes and roof heights, and the inclusion of elements such as balconies, porches, arcade, dormers, and cross
gables can avoid the barracks-like quality of long flat walls and roofs.
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Section 17.90.040K (Standard incentives for housing projects) provides alternative parking
requirements for a project that provides affordable housing based on the number of bedrooms
for a total of 58 parking spaces for the residential component of the project and allows tandem
parking. Total required parking for the project includes 73 vehicle parking spaces, 4 motorcycle
spaces, and 76 bicycle spaces.
Staff Analysis: The SOBRO Parking Requirements allow a mixed use parking reduction of
20% where times of maximum parking demand from various uses will not coincide 2. A 20%
mixed use parking reduction reduces the required number of vehicle parking spaces from 73
spaces to 58 spaces; the project provides a total of 73 parking spaces on site and also
provides 15 motorcycle spaces where 5 are required and 94 bicycle parking spaces where 76
are required. The project qualifies for the mixed-use parking reduction of 20% per SOBRO
Section 4.7 Parking requirements.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project
site occurs on a property of no more than five acres substantially surrounded by urban uses that has
no value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as
conditions of approval and code requirements, where appropriate.
6.0 ALTERNATIVES & RECOMMENDATION
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, South Broad Street Area Plan or Community Design Guidelines.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Reduced Project Plans
4. City Council Resolution No. 9520 (2004 Series)
2 Zoning Regulations, Section 17.08.072E.3: Mixed Use Projects: Hours of Operation. A mixed use project proposing
a commercial component that will operate outside the hours from 8:00 a.m. to 6:00 p.m. shall require the
Director’s approval to ensure that the commercial use will not negatively impact the residential uses within the
project.
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Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
Website Link to SOBRO: http://www.slocity.org/home/showdocument?id=5019
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RESOLUTION NO. ARC-XXXX-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING THE DEVELOPMENT OF A NEW FOUR STORY
MIXED-USE PROJECT INCLUDING GROUND FLOOR COMMERCIAL/RETAIL
SPACE, AND 36 RESIDENTIAL UNITS, WITH A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT
AND ATTACHMENTS DATED JUNE 20, 2016
774 CAUDILL STREET (ARCH-2628-2016)
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 June 20, 2016, pursuant to a proceeding instituted under ARCH-2628-
2016, Caudill Street Partners, 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-2628-2016), based on the following findings:
Mixed Use Development
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 proposed project is consistent with the General Plan for this location since the project
proposes to construct a mixed use building that includes commercial, office, and residential
uses that can be utilized for such uses envisioned by the Commercial Retail & Services and
Manufacturing District within the Special Focus Overlay zone.
3. The proposed project is consistent with Land Use Element policies 2.3.6 (Housing &
Businesses) and 3.8.5 (Mixed Uses), because the project provides a mix of uses within a
commercial district that is appropriate and compatible with the existing neighborhood in
close proximity to major transportation corridors and transit opportunities.
4. The project is consistent with the Housing Element because the project provides a variety of
residential types, sizes, and styles of dwellings (HE 5.4), and encourages development of
Attachment 1
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housing above ground-level retail stores to provide housing opportunities close to activity
centers (HE 5.3).
5. The project is consistent with the Conservation and Open Space Element policy 4.4.3
because the project promotes higher-density, compact housing to achieve more efficient use
of public facilities and services and to improve the City’s jobs/housing balance.
6. The proposed mixed use project design further increases the public benefits of the existing
building for compliance with the South Broad Street Area Design Guidelines by dedicating
residential units as affordable in close proximity to the downtown and public transit.
7. The design of the project is consistent with the development standards of the South Broad
Street Area Plan and has been designed in accordance with the Broad Street Village
Contemporary style which is an appropriate architectural style for Mixed Use building
types.
8. The project design maintains consistency with the City’s Community Design Guidelines by
providing architectural interest and an attractive style which complements the character and
scale of the existing neighborhood.
Building Height, Mass and Scale
9. The proposed kitchenette and bathroom that are attached to the elevator tower on the roof
deck is accessory to the elevator tower and the rooftop common area, which do not
contribute to the maximum height of the building in terms of mass and scale.
10. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the streets appearance because SOBRO Form-Based
Codes require that mixed-use buildings provide residential units in the upper levels of a
structure with a minimum height allowance of 25 feet and at least 80% of the building
façade to be constructed along the property build-to lines. The project is consistent with the
SOBRO and Community Design Guidelines because the development is designed in a
manner that does not deprive reasonable solar access to adjacent properties by positioning
the majority of the building mass along the street frontage that incorporates vertical and
horizontal wall plan offsets that provide high-quality and aesthetically pleasing architectural
design.
11. The proposed height, mass and scale of the project is necessary to provide additional
dwelling units to be dedicated affordable for “very low” income households.
Shared/Mixed Use Parking Reduction
12. There is no evidence to indicate that a 20% mixed-use parking reduction will result in poor
on-site circulation or adversely affect the surrounding neighborhood.
Attachment 1
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Resolution No. ARC-XXXX-16
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13. The proposed project complies with San Luis Obispo Municipal Code Section 17.90.040K,
Standard incentives for housing projects, where tandem parking is allowed for projects that
provide affordable housing units. The parking reduction of 20% satisfies the intent of
SOBRO Parking Requirements Section 4.7 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 is in accordance with the provisions for a
mixed-use parking reduction because the times of maximum parking demand from the
proposed uses will not coincide due to the mix of residential and commercial uses.
SECTION 2. Environmental Review. The project is categorically exempt under Class
32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation and is consistent with the
applicable zoning designation and regulations. The project site occurs on a property of no more
than five acres substantially surrounded by urban uses that has no value as habitat for
endangered, rare or threatened species as the site is located on an existing developed property.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
design approval to the project with incorporation of the following conditions. Approval of the
proposed 47.5 foot building height and 48% density bonus will be reviewed by the City Council
under a separate application (AFFH 3142-2016):
Planning
1. The Architectural Review Commission determination regarding project design is contingent
upon the approval of the City Council in regards to the 48% density bonus that includes a
request for an incentive to extend the maximum height of the proposed project to 47.5 feet.
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. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application.
4. 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
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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.
5. 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
provide adequate screening. A line-of-sight diagram shall be included to confirm that
proposed screening will be adequate. This condition applies to both initial project
construction and later building modifications and improvements.
6. 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.
7. 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.
8. Any proposed signs are subject to review and approval of the Community Development
Department and subject to a sign permit. The Community Development Director shall refer
signage to the ARC if signs need an exception or appear to be excessive in size or out of
character with the project.
9. 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.
Attachment 1
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Engineering Division – Public Works
10. The applicant shall be responsible for paying a “fair share” mitigation fee for the
undergrounding of overhead wire utilities in accordance with the South Broad Street
Corridor Plan.
11. Any required subdivision, lot merger, or lot line adjustment shall be finalized prior to
issuance of a building permit.
12. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050.
13. The building plan submittal shall show compliance with the South Broad Street Corridor
Plan. Any conflicts between the City Engineering Standards and intent of the corridor plan
shall be reviewed and approved to the satisfaction of the City Engineer and Community
Development Director.
14. The building plan submittal shall show all required pedestrian level street lighting in
accordance with the South Broad Street Corridor Plan and City Engineering Standards. One
pedestrian level light is generally required for every 80’ of frontage. The building plan
submittal shall show 2 new pedestrian level lights on the Victoria Street frontage.
15. The several proposed project access drives from the adjoining public streets shall be
provided by City Engineering Standard driveway approaches.
16. The building plan submittal shall show the corner of Victoria and Caudill to be upgraded
per City Engineering Standards and the South Broad Street Corridor Plan. Curb ramps shall
be constructed in accordance with City Engineering Standard 4440, 2010 Revised Standard
Plan RSP A88A, and ADA standards. The proposed bulb-out at the intersection shall be in
accordance with the South Broad Street Corridor Plan. Radii of the bulb out shall be in
accordance with Engineering Standards 1010 for street sweeping.
17. The building 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.
18. Site development shall comply with the current California codes and ADA requirements.
All common facilities and access routes shall be reviewed and approved to the satisfaction
of the Building Division.
19. The proposed bike racks shall be located outside the public right-of-way. Bike racks
located within public utility easements may be approved with the recordation of an
encroachment agreement.
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20. Provisions for trash, recycle, and green waste containment, screening, and collection shall
be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience,
aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be
considered in the final design. Any common storage areas shall be maintained by the
Homeowner’s/Property Owner’s Association and shall be included in the CCR’s or other
property maintenance agreement accordingly.
21. 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.
Services to the new structures shall be underground. All work in the public right-of-way
shall be shown or noted.
22. Wires to the new buildings shall be underground. Undergrounding shall be completed
without new utility poles within the public right-of-way. The existing overhead wiring
along the project frontages shall be undergrounded to the satisfaction of the Public Works
Department and respective wire utility companies unless otherwise approved for deferral by
the Community Development and Public Works directors.
23. The building plan submittal shall show the location of the fire service lateral, double-check
assembly, and fire department connection (FDC) on the site utility plan. Show the location
of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the
Planning Divisions architectural guidelines. Provide access to the fire riser and
appurtenances in accordance with the UFC and as approved by the Fire Marshal. Clarify to
the satisfaction of the Fire Marshal whether an FDC should be provided at the double-check
assembly or on the respective building.
24. The project drainage report, plans, and Post Construction Stormwater Regulation
compliance strategy shall include complete details and approvals in accordance with City
Engineering Standards and the Waterway Management Plan Drainage Design Manual.
25. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as regulated by the Regional Water Quality Control Board for redeveloped
sites. Include a complete Post Construction Stormwater Control Plan Template as available
on the City’s Website.
26. An operations and maintenance manual will be required for the post construction
stormwater improvements. The manual shall be provided at the time of building permit
application and shall be accepted by the City prior to building permit issuance. A private
stormwater conveyance agreement will be required and shall be recorded prior to final
inspection approvals.
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27. 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.
28. The building plan submittal shall show all existing trees on the property with a trunk
diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies
and/or root systems that extend onto the property shall be shown for reference. The plan
shall note which trees are to remain and which trees are proposed for removal. Include the
diameter and species of all trees. Tree canopies should generally be shown to scale for
reference. The City Arborist supports the proposed tree removals with the compensatory
tree plantings shown on the landscape plan.
29. The building plan submittal shall show all required street trees. Street trees are generally
required at a rate of one street tree for each 35 lineal feet of frontage. The City Arborist and
Planning Division shall approve the tree species and planting requirements in accordance
with City Engineering Standards and the corridor plan. The compensatory street trees shall
be 24” box to compensate for the loss of the existing tree canopy.
30. 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. The 36” Brazilian Peppertree shall
be protected in place. A tree protection plan shall be prepared by a certified Arborist and
approved by the City Arborist prior to building permit issuance.
Transportation Division – Public Works
31. The applicant shall be responsible for paying current transportation impact fees (TIF) plus a
“fair share” mitigation fee for the percentage of new trips generated by the project that will
travel through the intersection of Broad/South/Santa Barbara intersection as determined by
the Public Works Director, and based on the intersection improvement cost.
Utilities Department
32. Any existing sewer lateral serving the property must be abandoned at the City main
consistent with City standards.
Attachment 1
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Code Requirements
1. Change project data to reflect R-2 occupancy instead of R-3.
2. Potable city water shall not be used for major construction activities, such as grading and
dust control, as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program. Information on the program is available at:
http://www.slocity.org/home/showdocument?id=5909
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 20th day of June, 2016.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
Attachment 1
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RESOLUTION NO. 9520 (2004 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
GRANTING THE APPEAL OF THE CULTURAL HERITAGE COMMITTEE
DETERMINATION OF 774 CAUDILL HISTORICAL SIGNIFICANCE
WHEREAS, on December 8, 2003 the Cultural Heritage Committee held a public hearing
to consider recommending to the City Council the addition of 774 Caudill Street to the Contributing
List of Historic Resources due to its historical and/or architectural significance to the community;
and
WHEREAS, on December 15, 2003, the applicant filed an appeal of the Cultural Heritage
Committee's determination of historical significance, disagreeing with the historic value of the
structure, stating that the neighborhood is now "commercialized" and that the building's
condition limits rehabilitation; and
WHEREAS, the City Council conducted a public hearing on January 20, 2004 and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff; and
BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council; after consideration of the 774 Caudill Street
property, finds that it does not meet the Historic Resource Criteria For Building Evaluation and
Recommendations as listed in the Historic Preservation Program Guidelines, Criteria for Building
Evaluations, based on the following findings:
1. Though the residence is associated with the early "Little Italy" neighborhood, the
character of the neighborhood east of Broad Street has changed over the years, is
mostly commercialized, is zoned Manufacturing, and shows little resemblance to the
earlier Little Italy community;
2. The residence is not compatible with most neighboring structures, which are
predominately commercial structures and uses;
3. The property is not associated with any significant historical person or event.
SECTION 2. Granting the appeal. The appeal of the Cultural Heritage Committee
determination of 774 Caudill historical significance is hereby approved.
R 9520
Attachment 4
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Resolution Nc. 11520 (2004 Series)
Page 2
On motion of Council Member Settle, seconded by Council Member Ewa, , and on the
following r:;'•l call vote:
AYES' Council Members Ewan and Settle, Vice Mayor Schwartz and
Mayor Romero
NOES: Council Member Mulholland
ABSENT: None
The foregoing resolution was passed and adopted this 20th
day ofJanuary; 2004.
Mayor David F. Romero
ATTEST:
i
I i:: -- - - _._
Lee Price, C..C.
City Clerk
APPROVED AS TO FORM:
Jo at ,_ P. Lowell, City Attorney
Attachment 4
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