HomeMy WebLinkAboutARC-1005-16 (ARCH-1839-2015 -- 1251 Calle Joaquin)RESOLUTION NO. ARC- 1005-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING A NEW 23,945 SQ. FT. AUTO
DEALERSHIP INCLUDING ADOPTION OF A CATEGORICAL
EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED
IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 4, 2016
1251 CALLE JOAQUIN (ARCH -1839-2015)
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 April 4, 2016, pursuant to a proceeding instituted under ARCH -1839-
2016, Whitfield Associates, 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. Fiiidings. The Architectural Review Commission hereby grants final
approval to the project (ARCH -1839-2015), 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 respects site constraints and will be
compatible with the scale and character of the neighborhood.
2. The project's design is appropriate and will be compatible with the surrounding character
and scale of the existing neighborhood.
3. As conditioned, the project design maintains consistency with the City's Community
Design Guidelines, specifically CDG 3.4 providing guidance for auto dealerships.
4. The proposed auto dealership is consistent with the General Plan at the proposed location
because it complies with Land Use Element Policy 8.1 and Program 3.7.5 which has
identified this site as an appropriate location for auto sales.
5. The proposed auto dealership is consistent with Section 17.53.020 of the Zoning
Regulations because the project is consistent with the requirements for development within
the Special Planning Area described in Chapter 8 of the Land Use Element.
6. The project is categorically exempt under Section 15332 (In -Fill Development Projects) of
Resolution No. ARC -1005-16
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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
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 locations of all exterior lighting, including landscaping or parking lot 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.
4. A comprehensive sign program for the project shall be developed to the review and approval
of the Architectural Review Commission (ARC). The sign program shall include
information on the sizes, locations, colors, materials, types, and illumination of signage
proposed for the building and the overall site including monument and directional signs.
Project signs shall be designed to be compatible with the architecture of proposed buildings
and to complement the site's setting. New wall signs for the northern dealership building
shall utilize more innovative and attractive solutions such as raised, backlit metal letters,
halo lighting, or external lighting rather than typical strip mall -type plex letters with internal
illumination.
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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 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 -site diagram may be needed to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
6. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements.
7. A final landscaping plan shall be included in the building plan submittal that provides
additional landscaping along the entire northwest and northeast property lines to the
satisfaction of the Community Development Director. Plants selected for landscaping shall
be compatible with the adjacent agricultural open space and not negatively impact any
adjacent crops.
8. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings and shall be consistent
with the architectural site plan. 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.
9. Dust control measures shall be implemented per the project's SWWP at all times. The
project's SWWP shall include dust control measures that protect adjacent crops from dust
during construction.
10. Plans submitted for a building permit shall indicate that all construction activity will occur
on the subject lot and will not impede access to adjacent properties.
11. The applicant shall provide additional articulation on the rear (west) elevation of the
building to the satisfaction of the Community Development Director.
12. The lighting associated with the auto dealership shall be significantly dimmed at the close of
business hours and include only the lighting essential for security and safety.
Engineering Division — Public Works/Community Development Department
13. 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
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14. The building plan submittal shall show any section of damaged or displaced curb, gutter,
sidewalk, driveway approach, and/or street paving to be repaired or replaced per City
Engineering Standards and to the satisfaction of the Public Works Director.
15. The developer shall exhaust reasonable efforts to utilize a common access driveway with the
proposed neighboring hotel project. The construction of a dedicated access driveway in -lieu
of a shared driveway shall be approved to the satisfaction of the Planning Division and
Transportation Division of the Public Works Department. If approved, driveway
separations, line -of -site analysis, circulation restrictions, planting restrictions, etc. may be
required and shall be approved by the City of San Luis Obispo.
16. Any changes proposed to the existing reciprocal access easements for the common drive
must be resolved prior to building permit issuance to the satisfaction of the Public Works
and Community Development Departments. The expansion of the access easement(s) may
be required depending upon the final design to the approval of the City and easement
beneficiaries. The landscape and site development plans shall honor the existing access
easements unless otherwise approved for abandonment and quit -claim by the grantee and/or
dominant tenement. A separate covenant agreement and plan to complete the landscaping in
the easement may be required if development on the neighboring parcel abandons the access
easement in the future. If temporary landscaping is proposed and supported, a separate
agreement to remove the landscaping and irrigation may be required. Any driveway
approaches approved for abandonment shall be abandoned per City Standards. Any
required quit -claim deeds and other easement agreements, etc. shall be recorded prior to
building permit issuance.
17. Any new or replaced driveway approaches shall comply with ADA and city standards. The
current city and ADA standard requires a 4' accessible sidewalk extension behind the ramp.
18. The building plan submittal shall show and label the right-of-way width, location of
frontage improvements, front property line location, and all easements. All existing
frontage improvements including street trees shall be shown for reference.
19. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, maneuverability, slopes, drainage, and materials.
Alternate paving materials are recommended for water quantity and/or quality control
purposes and in the area of existing or proposed trees and where the driveway or parking
area may occur within the dripline of any tree. Alternate paving material shall be approved
to the satisfaction of the Planning Division.
20. The building plan submittal shall show all required short-term and long-term bicycle
parking per M.C._ Section 17.16, Table 6.5, and in accordance with standards contained in
the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project
specific conditions to the satisfaction of the Community Development Department. Include
details and detail references on the plans for the proposed bicycle parking facilities and/or
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racks. The building plans shall provide a detailed site plan of any racks. Show all
dimensions and clearances to obstructions per city standard.
21. The respective refuse storage area and on-site conveyance shall consider convenience,
aesthetics, safety, and functionality. Drainage from the solid waste containment area shall
be treated along with other potential point sources per City Engineering Standard 10 10. B.
22. 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
wire 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.
23. 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 show and
label all existing and proposed drainage improvements, facilities, structures, and easements
for reference.
24. This property is located within a designated flood zone as shown on the Flood Insurance
Rate Map (FIRM) for the City of San Luis Obispo. As such, all new structures shall comply
with all Federal Emergency Management Agency (FEMA) requirements and the city's
Floodplain Management Regulations per Municipal Code Chapter 17.84. The finish floor of
all buildings along with the building service equipment shall be elevated or floodproofed to
an elevation of at least 1' above the Base Flood Elevation (BFE). Additional freeboard of 2'
above the BFE may provide additional protection from flood damage and/or reduced flood
insurance premiums and is highly recommended.
25. An elevation certificate(s) shall be provided for all buildings at the completion of
construction and prior to final inspection approvals.
26. This development shall comply with the Waterway Management Plan. The building plan
submittal shall include a complete hydrologic and hydraulic analysis report in compliance
with the Waterway Management Plan Volume III Drainage Design Manual, Floodplain
Management Regulations, and Post Construction Stormwater Requirements.
27. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board. Provide a Post
Construction Stormwater Control Plan Template as available on the City's Website.
28. 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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29. EPA Requirement: General Construction Activity Storm Water Permits are required for all
storm water discharges associated with a construction activity where clearing, grading or
excavations result in land disturbance of one or more acres. Storm water discharges of less
than one acre, but which is part of a larger common plan of development or sale, also
requires a permit. Permits are required until the construction is complete. To be covered by
a General Construction Activity Permit, the owner(s) of land where construction activity
occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to
the State Regional Water Quality Control Board. An application is required to the State
Board under their recently adopted Stormwater Multi -Application, Reporting, and Tracking
System (SMARTS).
30. The building plan submittal shall include a copy of the Storm Water Pollution Prevention
Plan (SWPPP) for reference. Incorporate any erosion control measures into the building
plans as required by the Board, identified in the SWPPP, and in accordance with Section 10
of the city's Waterways Management Plan. The building plan submittal shall include
reference to the WDID number on the grading and erosion control plans for reference.
31. The building plan submittal shall show all required street trees to be located in the parkway
between the sidewalk and Calle Joaquin as required by the conditions of approval of ARC
9-06. One 15 gallon street tree is required for each 35 linear feet of frontage. The City
Arborist shall approve the tree species and planting requirements per city standards.
32. The building plan submittal shall show all upgrades or alterations to the vegetation and
landscaping located within the parkway between Calle Joaquin and Highway 101 for the
portion located in front of the property as required by the conditions of approval of ARC 9-
06. This area shall be properly landscaped and maintained with this development to the
satisfaction of the Community Development Department. If a deferral is approved by the
Planning Division, a separate covenant agreement to install in the future along with an
acceptable surety may be required. The building plan submittal shall show open space
buffer landscaping to the satisfaction of the City. Open space buffer landscaping shall be
properly vegetated and maintained by the property owner. A common landscape irrigation
meter, piping, and appurtenances were originally constructed with the subdivision
improvements. The building plan submittal shall show all existing and proposed landscape
and irrigation improvements as necessary. The developer shall share a copy of any private
landscape maintenance and/or water utility charge agreements developed between the
neighboring parcels within this subdivision.
Building Division — Community Development Department
Code Requirement:
33. The proposed "Service Drive" will be considered an "S-2" occupancy for building codes
requirements.
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Transportation Division - Public Works Department
34. Finalize any recordation of reciprocal access agreement abandonment.
35. Provide motorcycle parking per Zoning Regulations 17.16.060G (1 motorcycle space per 20
required vehicle = 3 spaces)
36. Property was a part of the 2014 rezone and shall participate in a fair share mitigation fee for
the Calle Joaquin/LOVR Intersection Improvements currently being designed by the
Hampton Inn Project.
37. The building plan submittal shall update Sheet AS1.2 Detail 14 per City Standard 2260.
38. The building plan submittal shall update Sheet AS 1.2 Detail 15 per City Standard 7930.
Utilities Department
39. Building permit submittal shall clarify size of existing and proposed water services and
water meters for the project, including both potable and recycled water.
40. An existing sewer lateral was previously stubbed to the property, however it is unclear if the
project proposes to utilize the lateral or is proposing a new sewer lateral. If a new lateral
location is proposed, applicant shall pothole to confirm the depth of the City's existing
eight -inch sewer main in Calle Joaquin to accommodate the proposed tie in location. Any
existing sewer lateral that is not proposed for use shall be abandoned at the main per City
standards.
41. The property has an existing recycled water service stubbed out at the property. Civil sheets
and Irrigation Sheets do not consistently show this connection. The site is within the City's
Water Reuse Master Plan area and shall utilize recycled water for landscape irrigation. The
irrigation system shall be designed and operated as described consistent with recycled water
standards in the City's Procedures for Recycled Water Use, including the requirement that
sites utilizing recycled water shall provide backflow protection on all potable service
connections. An Application for Recycled Water Service and three sets of irrigation plans
conforming to the City's Procedures shall be submitted to the Building Department for
review during the City's building permit review process. The applicant may contact the City
at 781-7239 for more information.
42. Where automobiles are serviced, greased, repaired, or washed, separators shall be provided
to prevent the discharge of oil, grease, and other substances harmful or hazardous to the
City's wastewater collection system consistent with City standards.
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Code Requirement:
43. Potable water shall not be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 17.07.070.0 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.orgLhome/showdocument?id=5909
On motion by Commissioner Andreen, seconded by Commissioner Soll, and on the
following roll call vote:
AYES: Commissioners Andreen, Curtis, Nemcik, Root, Soll, Vice -Chair Ehdaie,
and Chair Wynn
NOES: None
REFRAIN: None
ABSENT: None
The oregoing resolution was passed and adopted this 4th day of April, 2016.
00���
Doug Davi on, Secretary
Architectural Review Commission