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HomeMy WebLinkAboutARC-1015-16 (ARCH-2699-2016 -- 570 Higuera Street)RESOLUTION NO. ARC -1015-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE REMODEL AND REHABILITATION OF THE HISTORIC MASTER LIST GOLDEN STATE CREAMERY AND THE CONSTRUCTION OF A NEW 2,880 SQUARE FOOT COMMERCIAL BUILDING WITH OFF-SITE PARKING WITHIN THE DOWNTOWN HISTORIC DISTRICT, WITH A CATEGORICAL EXEMPTION OF ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JULY 18, 2016 (570 HIGUERA STREET - ARCH 2699-2016) WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on June 27, 2016, pursuant to a proceeding instituted under application number ARCH 2699-2016, Creamery, LLC, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on July 18, 2016, pursuant to a proceeding instituted under ARCH 2699- 2016, Creamery, 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 2699-2016), based on the following findings: 1. That 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 proposed project is consistent with the site's zoning designation and will be subject to conformance with all applicable building, fire, and safety codes. 2. That, consistent with the City's Community Design Guidelines, the project incorporates articulation, massing, and a mix of color/finish materials that are compatible with the site and the neighborhood. 3. That, consistent with the Historic Preservation Guidelines and as recommended by the Cultural Heritage Committee (Resolution No. CHC -1010-16), the proposed new structures are compatible and complementary to the size/scale, massing, and architectural features of Resolution No. ARC -1015-16 ARCH -2699-2016 (570 Higuera Street) Page 2 the Master List Historic Golden State Creamery and that proposed modifications to the structures and the site does not alter character -defining features. 4. That, as conditioned, off-site parking is acceptable at this location because the off-site parking lot is directly adjacent with the on-site parking area allowing for convenient pedestrian access to the project site. 5. That the project is categorically exempt under Section 15301 (Existing Facilities) of the CEQA Guidelines because the project consists of repairs and minor alterations of existing private structures and involves negligible expansion of an existing use. The proposed additions do not result in an increase of more than 10,000 square feet in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan, and the area in which the project is located is not environmentally sensitive. 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 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. Resolution No. ARC -1015-16 ARCH -2699-2016 (570 Higuera Street) Page 3 4. 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. 5. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements on elevation drawings. 6. The applicant shall pay in -lieu fees for 15 parking spaces. 7. Prior to approval of the building permit, the applicant shall provide evidence that the off-site parking area will not be separated from the Creamery by any feature that would make pedestrian access inconvenient or hazardous and record an off-site parking agreement for 8 parking spaces. The site on which the parking is located shall be owned, leased or otherwise controlled by the party controlling the use. In the event that off-site parking is not provided, the applicant shall be required to pay in -lieu fees for parking. 8. Plans submitted for a construction permit shall clearly indicate the off-site parking location and indicate the number of spaces provided in the off-site lot. 9. The applicant shall provide an archeological monitoring plan prepared by a City -qualified archeologist to be implemented during construction. The plan shall identify the qualified professional who will conduct the monitoring and circumstances where a Native American tribal representative or qualified site monitor is required. The plan shall recommend specific procedures for responding to the discovery of archeological resources during the construction of the project consistent with Section 4.60 of the Archaeological Resource Preservation Program Guidelines. The plan shall be submitted as a part of the building permit. 10. Any new proposed signage shall be reviewed by the Planning Division to ensure appropriateness for the site and compliance with the Sign Regulations. Signage shall coordinate with building architecture and the type of land use. The Director may refer signage to the ARC if it seems excessive or out of character with the project. 11. 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. 12. 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 Resolution No. ARC -1015-16 ARCH -2699-2016 (570 Higuera Street) Page 4 building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the backflow 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. 13. Deliveries to tenants shall be prohibited before 7:00 a.m. and shall be on Higuera Street to the extent feasible. 14. The existing mural on the east wall of Building 4 (Spike's Restaurant) shall be preserved until a new Public Art project is approved to replace it. 15. The roll -up doors of Building 5 (Farmer's Building) shall be closed no later than 9:00 p.m. Sunday through Thursday and no later than 10:00 p.m. on Friday and Saturday. 16. The applicant shall provide more articulation on Building 5 (Farmer's Building) by breaking up the corrugated metal siding with other materials and/or colors. Engineering Division — Public Works/Community Development Department 17. This project is located within the Mission Style Sidewalk District of downtown. Any new or replacement driveway approach, curb, gutter, sidewalk, or utility vaults shall be installed in the Mission Style per city standard #4220. 18. The building plan submittal shall show any sections of damaged or displaced curb, gutter & sidewalk to be repaired or replaced to the satisfaction of the Public Works Director. New improvements shall conform to competent materials per City Engineering Standards. Non- complying sections of sidewalk, including ADA compliance/barrier removals will be considered. The existing damaged or displaced sections of Type 1 Mission Style sidewalk may need to be replaced. The City Engineer may approve the retention of the existing curb and gutter to limit the scope of improvements to replacement sidewalk only. The applicant shall schedule a separate site inspection to evaluate the extent of the required improvements across the property frontage prior to building permit plan submittals. 19. The building plan submittal shall correctly reflect 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. 20. The building plan submittal shall note or dimension the 70' right-of-way width of Higuera on the site plan. Show the 35' dimension of the centerline to property line, 23' centerline to face of curb, and 12' from face of curb to property line dimensions for reference. 21. The building plan submittal shall show all existing and proposed street parking along the Higuera project frontage. The plan shall include all existing and proposed parking meters, signage, and striping of L's and T's for the metered spaces. The restriping and relocation of Resolution No. ARC -1015-16 ARCH -2699-2016 (570 Higuera Street) Page 5 existing metered spaces may be required to maximize the new street parking. The plan shall include any proposal for commercial and/or passenger loading areas. The final plan and parking layout shall be approved to the satisfaction of the Public Works Department. 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 and overhead services shall be shown along with any proposed alterations or upgrades. Show the existing underground fire service on the building plan submittal (include PIV, double check, etc. if applicable). Existing fire sprinkler underground and appurtenances shall be upgraded to the satisfaction of the Fire Department. All work in the public right-of- way shall be shown or noted. 23. 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, any new or substantially remodeled structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city's Floodplain Management Regulations per Municipal Code Chapter 17.84. 24. Elevating or dry floodproofing is required for the new Farmers Building 5. A floodproofing upgrade and/or the use of flood resistant construction materials is recommended and should be considered for the addition to and/or remodel of the master list historic Spikes Building 4. Flood insurance premium reductions could be realized for floodproofing and/or elevation certification for Building 4. 25. Any new building service equipment shall be protected or elevated above the BFE in accordance with the Floodplain Management Regulations and adopted Building Code. 26. Compliance with the current Floodplain Management Regulations is required as a condition of building permits for any remodel or 10 -year cumulative remodeling that exceeds 50% of the value of the existing structure. Land value is not considered by FEMA. If not otherwise required, voluntary floodproofing is recommended for any fagade or bulkhead construction or renovation. If not otherwise, exempt, floodproofing upgrades are required for the Taqueria building remodel. 27. This property is located in an AE and AO (2' depth) Flood Zone; the base flood elevations have been established in the AE zone; the water surface or base flood elevation (BFE) of a 100 -yr storm is 2' above adjacent grade in the AO zone. New or upgraded floodproofing is required to 1' above the BFE or AO (2') flood depths. Any existing floodproofing shall be maintained and protected during construction. The city recommends voluntary floodproofing for any fagade renovation area. 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 include a Post Construction Stormwater Control Plan Template as available on the City's Website. The water quality treatment strategy for PR2 shall consider Harvesting, Infiltration, and/or Evapotranspiration as the preferred BMP. Resolution No. ARC -1015-16 ARCH -2699-2016 (570 Higuera Street) Page 6 This item will be reviewed and approved as part of the building permit submittal and when a project soils report has been provided. The soils engineer shall provide final project recommendations including the stormwater treatment strategy. 29. The project is conditioned to provide an upgrade to the drainage system to provide some water quality treatment for the existing untreated parking lot run-off related to the Taqueria project. The building plan submittal shall include a drainage report. The report shall include the final calculations and analysis for the proposed treatment of the parking lot runoff in accordance with acceptable standards and Best Management Practices. The report shall show treatment for runoff for 28% of the 2 -year storm event or from a I'724 -hour storm event or equivalent treatment train. The plans shall show any by-pass structures or systems accordingly. A separate conveyance system to keep roof drainage from draining through the parking may be required. The treatment system shall include and consider runoff from the existing trash enclosure(s) per City Engineering Standard 1010.13. This system could be designed and bonded for future installation in conjunction with the proposed Nipomo Lofts redevelopment project. 30. 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 building permit issuance or final inspection approvals depending upon the overall campus drainage strategies. 31. The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the high point elevation or grade break at the yard areas and drainage arrows to show historic drainage. Include the finished floor elevation of the several buildings, existing finish grade elevations, and existing yard drainage. Show all existing and proposed drainage courses, pipes and structures; indicate the size, type and material. 32. 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. Tree removals and compensatory plantings not otherwise supported by the ARC and the City Arborist will require approval by the Tree Committee. The plan shall show all existing and proposed street trees for reference. 33. Tree protection measures shall be implemented to the satisfaction of the City Arborist if applicable. 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 Resolution No. ARC -1015-16 ARCH -2699-2016 (570 Higuera Street) Page 7 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. 34. The proposed tree removals are supported by staff with the following on-site and off-site compensatory tree plantings. The proposed on-site compensatory tree plantings are supported with the condition that the large canopy shade trees be approved by the City Arborist and unless otherwise approved, shall be a minimum of 24" box trees. Three additional compensatory off-site street trees shall be planted in the Downtown area. These trees may be planted in existing open tree wells. The final location and tree species shall be approved to the satisfaction of the City Arborist and Planning Division. The compensatory street trees shall be planted and protected per City Engineering Standards. A separate encroachment permit may be required for the off-site tree plantings located within the public right-of-way. 35. Parking in -lieu fees shall be paid for the new use(s) and building areas as established by the Planning Division unless an off-site parking agreement is proposed and approved for some or all of the required spaces. The creation of any new parking area and/or the alteration of an existing parking area shall require a separate parking lot (building) permit for the proposed improvements. The development of the off-site parking shall be subject to all zoning codes, building codes, ordinances, and the Parking and Driveway Standards as applicable. Transportation Division - Public Works Department 36. Improvements in the frontage along Higuera Street are required. Replacement of abandoned driveways with Mission style sidewalk, City Std. 4220, shall be made along frontage. 37. The applicant shall provide a minimum of 5 short-term bicycle parking spaces for the project in exchange for the long-term and short-term spaces required. This requirement may be accommodated within the project boundaries or along the frontage of Higuera Street where current no parking zones are located. Staff recommends this be accommodated with a Peak Rack installation. Details are to be provided on building plans. 38. Installation of additional parking meters, along Higuera Street frontage shall be provided as shown on plans. Additional meter parking shall conform to City Standard 7210 and 7410. Utilities Department Condition 39. The property's existing sewer laterals 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: Resolution No. ARC -1015-16 ARCH -2699-2016 (570 Higuera Street) Page 8 • 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. Code Requirements 40. Potable city water shall not be used for major construction activities, such as grading and dust control, as required under Prohibited Water Uses; Chapter 17.07.070.0 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.orp-/home/showdocument?id=5909 41. During the declared drought emergency, the project's estimated total water use (ETWU) to support new landscaping shall not exceed 50 percent of maximum applied water allowance (MAWA). 42. Prior to occupancy, applicant shall provide documentation to the satisfaction of the Utilities Department that no connection exists between any existing roof drain or sump pump to the City's collection system consistent with Municipal Code section 13.08.030. On motion by Commissioner Root, seconded by Commissioner Soll, and on the following roll call vote: AYES: Commissioners Andreen, Curtis, Root, and Soll NOES: None REFRAIN: None ABSENT: Commissioners Ehdaie, Nemcik, and Wynn The foregoing resolution was passed and adopted this 181h day of July, 2016. Doug Davids n, Secretary Architectural Review Commission