HomeMy WebLinkAboutARC-1008-16 (ARCH-2734-2016 -- 245 Higuera Street)RESOLUTION NO. ARC -1008-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A
NEW MIXED USE BUILDING, INCLUDING COMMERCIAL, OFFICE
AND RESIDENTIAL, INCLUDING A 30% SHARED/MIXED-USE
PARKING REDUCTION, WITH A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED MAY 2, 2016
245 HIGUERA STREET (ARCH -2734-2016)
WHEREAS, the Administrative Hearing Officer 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 November 20, 2015, pursuant to a proceeding instituted under USE -2066-
2015, 245 Higuera, LLC, applicant; and approved the office use within the C -S -MU zone,
subject to findings and conditions of approval; 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 May 2, 2016, pursuant to a proceeding instituted under ARCH -2734-
2016, 245 Higuera, LLC, 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 -2734-2016), 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. As conditioned, 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 Services and
Manufacturing District within the Mixed Use Overlay zone.
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3. The proposed project is an adaptive re -use of the existing building shell with minimal
changes to the street orientation. The proposed mixed use project design further increases
the public benefits of the existing building for compliance with the Mid Higuera
Enhancement Plan Design Guidelines by improving pedestrian linkages to provide safe
vehicle and pedestrian circulation within the project site to adjacent neighborhoods.
4. The design of the project is consistent with the Mid Higuera Enhancement Plan design
guidelines since the building incorporates articulation, massing, and a mix of color/finish
materials that are compatible with the neighborhood and complementary to other
development within the immediate vicinity.
Shared/Mixed Use Parking Reduction
5. There is no evidence to indicate that granting a 30% shared/mixed-use parking reduction
will result in poor on-site circulation or adversely affect the surrounding neighborhood.
6. 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 a common parking area. In
addition, the mixed-use parking reduction is in accordance with the provisions of Section
17.16.060 C., where the times of maximum parking demand from the proposed uses will not
coincide.
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
approval to the project with incorporation of the following conditions:
Planning Division
Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC (ARCH -2734-2016)
and Administrative Use Permit (USE -2066-2015). 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
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approved by the Director or Architectural Review Commission, as deemed appropriate.
2. The proposed 3 -foot street yard variance request shall be reviewed under separate
application process from the architectural review.
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 proposed parking reduction generates a parking requirement of 11 parking spaces. The
property owner shall be responsible for maintaining and updating the current parking
calculations for the property. Parking calculations shall be provided upon the submittal of
business license applications and Planning and Building permits for tenant changes or
improvements. Parking calculations for the subject location shall be updated to include the
minimum required parking spaces per tenant space with application of the 30% parking
reduction. The submitted parking calculation shall be shown on plans submitted for building
permits.
5. All parking spaces must be available for common use and not exclusively assigned to any
individual use, required residential parking may be reserved, but commercial parking must
be made available for guests or overflow from residences.
6. 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.
7. 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.
8. 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
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with corresponding symbols for each plant material showing their specific locations on
plans.
9. The storage area for trash and recycling cans shall be screened from the public right-of-
way. The subject property shall be maintained in a clean and orderly manner at all times;
free of excessive leaves, branches, and other landscape material. The applicant shall be
responsible for the clean-up of any landscape material in the public right-of-way.
10. 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.
11. 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.
12. 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.
Public Works —Engineering Division
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. The building plan submittal shall show complete frontage improvements
along Parker and Higuera Street in accordance with City Engineering Standards and the
Mid-Higuera Street Enhancement Plan.
14. Complete curb grade plans shall be provided for the development of curb, gutter, and
sidewalk along the unimproved shoulder of Parker Street. The Parker Street plans shall
show the integral 8' wide sidewalk along the entire frontage with trees in tree wells per City
Engineering Standards.
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15. The building plan submittal shall show all existing and proposed easements for reference.
The plan shall include the Higuera and Parker right-of-way widths, distance from centerline
to face of curb and face of curb to the property line for reference
16. The building plan submittal shall show any sections of damaged or displaced curb, gutter &
sidewalk or driveway approach to be repaired or replaced to the satisfaction of the Public
Works Department.
17. The building plan submittal shall show the new driveway approach off of Parker Street to
comply with current standards. Current City and ADA standards require a 4' accessible
sidewalk extension behind the ramp.
18. The building plan submittal shall show the existing common driveway approach off of
Higuera Street to be abandoned per City Engineering Standards.
19. 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.
20. The building plan submittal shall show all parking spaces that are adjacent to a post,
column, or wall shall be one additional foot in width per City Engineering Standard 2220.
21. The parking easement for all parking spaces crossing the property line shall be finalized to
the satisfaction of the Planning Division and recorded prior to building permit issuance.
22. 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. The building plan submittal shall show the trash enclosure
drainage in accordance with Engineering Standard Section 1010. B.
23. 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. Unless otherwise approved by the
City, the required underground services shall be completed without a net increase in utility
poles. All work in the public right-of-way shall be shown or noted.
24. 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
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across adjoining property lines unless the drainage is conveyed within recorded easements
or existing waterways.
25. This development shall comply with the Waterway Management Plan Drainage Design
Manual. The building plan submittal shall include a complete hydrologic and hydraulic
analysis report in accordance with the Drainage Design Manual, FEMA regulations, Mid-
Higuera Street Enhancement Plan and Post Construction Stormwater Regulations.
26. 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.
27. This property is located in an AE Flood Zone. The structure must be raised and/or
floodproofed to an elevation that is at least one foot above the BFE. Additional freeboard to
2' above the BFE may result in additional structure protection and savings on flood
insurance and is strongly encouraged.
28. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated 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.
29. 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.
30. The building plan submittal shall show all existing and proposed street trees. Street trees are
generally required at a rate of one 15 -gallon street tree for each 35 linear feet of frontage.
One new street tree in a tree well in the sidewalk shall be required along Higuera Street and
two new trees in tree wells will be required along Parker Street. The City Arborist shall
approve tree species and planting requirements in accordance with City Engineering
Standards and the Mid Higuera Street Enhancement Plan. The tree species along Higuera
should consider the immediately adjacent bike lane, the Bike Plan recommendations, etc.
31. 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.
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Utilities Department
32. The property's existing sewer lateral to the point of connection at the City main must pass a
pipeline video inspection (visual inspection of the interior of the pipeline), including repair
or replacement, as part of the project. The pipeline video inspection shall be submitted
during the Building Permit Review Process for review and approval by the Utilities
Department prior to issuance of a Building Permit. Additional information is provided
below related to this requirement:
• The pipeline video inspection shall be submitted on USB drive and shall be in color.
• The inspection shall be of adequate resolution in order to display pipe.
• Material submitted shall include the project address and a scaled plan of the building
and the lateral location to the connection at the City sewer main.
• The inspection shall include tracking of the pipeline length (in feet) from the start of
the inspection to the connection at the City sewer main.
• It is optional to provide audio on the report to explain the location, date of
inspection, and pipeline condition observations.
33. If commercial uses in the project include food preparation, provisions for grease
interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be
provided with the design. These types of facilities shall also provide an area inside to wash
floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
Code Requirements
1. The project's Landscape Plan shall be consistent with provisions of the City's declared
drought emergency estimated total water use (ETWU) cannot exceed 50 percent of
maximum applied water allowance (or MAWA) (Resolution 10628 (2015)).
On motion by Commissioner Soll, seconded by Commissioner Curtis, 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 foregoing resolution was passed and adopted this 2nd day of May, 2016.
Doug Davi on, Secretary
Architectural Review Commission