HomeMy WebLinkAboutARC-1016-16 (ARCH-2862-2016--1259 Laurel Lane)RESOLUTION NO. ARC -1016-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A NEW
THREE STORY MIXED-USE PROJECT INCLUDING GROUND FLOOR
COMMERCIAL/RETAIL SPACE,18 RESIDENTIAL UNITS AND A 30%
SHARED/MIXED-USE PARKING REDUCTION, WITH A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
AUGUST 15, 2016 1259 LAUREL LANE (ARCH -2862-2016)
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 August 15, 2016, pursuant to a proceeding instituted under
ARCH -2862-2016, Laurel Lane Investment, 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 -2862-2016), 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 and residential uses that
can be utilized for such uses envisioned by the Neighborhood Commercial 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 encourages
development of housing above ground -level retail stores to provide housing opportunities
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close to activity centers (HE 5.3).
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.
6. The proposed roof deck is consistent with Community Design Guidelines Chapter 5.4A (site
planning) since the proposed roof deck is designed to reduce privacy and noise impacts to
adjacent neighbors due to its location at the center of the structure and distance
(approximately 55 feet away) from the nearest residence.
Shared/Mixed Use Parking Reduction
7. There is no evidence to indicate that a 30% shared/mixed-use parking reduction will result in
poor on-site circulation or adversely affect the surrounding neighborhood.
8. 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
approval to the project with incorporation of the following conditions:
Planning
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.
2. 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 the Architectural Review application.
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3. Plans submitted for building permit shall provide more articulation and relief on the exterior
elevations, including but not limited to such thing as accents, eyebrows, cornice bands,
awnings, and lintels to the satisfaction of the Community Development Director.
4. The applicant shall submit building plans that include a trash enclosure design that is finished
with high quality materials to match the architecture and colors of the project buildings;
design of the enclosure is subject to the Community Design Guidelines and to the satisfaction
of the Community Development Director.
5. The applicant shall provide a clear and safe pedestrian access such as sidewalks on the
southern portion of the parking lot that provides access to the new mixed-use project, subject
to the approval of the Community Development Director.
6. 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. If parking availability becomes impacted the property owner may seek additional
parking reduction strategies, including tenant mix, trip reduction plan or off-site parking
agreements with adjacent property owners, which may require City review and approval.
7. A parking lot on a non-residential site adjacent to a residential use shall be screened by a solid
six-foot high wall, fence or an existing mature hedge.
8. Plans submitted for a building permit application shall indicate on plans landscape planters
provided at six parking space intervals in any row, with 2 trees per planter, and at the ends of
each row of parking spaces, in compliance with Parking and Driveway Standards Section I.1.
9. 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.
10. 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
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modifications and improvements.
11. A final landscaping plan, including irrigation details and plans, shall be included in plans
submitted for a building permit. 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 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.
13. 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.
14. To satisfy the City's Inclusionary Housing Requirements, applicant shall either pay
Affordable Housing In -Lieu Fees equal to 5% of building valuation or dedicate affordable
housing unit(s) consistent Table 2 and 2A of the General Plan Housing Element. Inclusionary
Housing Requirements shall be satisfied prior to occupancy of the first dwelling within the
project, or prior to occupancy of commercial space; whichever occurs first.
15. The applicant shall provide a loading and unloading area on the site for residential use subject
to the approval of the Community Development Director.
16. Plans submitted for a building permit shall show the roof deck to be no larger than 750 s.f. in
total, and include a "no climb" railing, self-closing/latching door, and a detailed floor layout.
17. 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.
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Engineering Division —Public Works
18. 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
19. The building plan submittal shall include the dimensions and bearings for all property lines
for reference. The building plan submittal shall show all existing and proposed easements.
20. The building plan submittal shall show any section of damaged or displaced sidewalk to be
repaired or replaced per City Engineering Standards.
21. The building plan submittal shall show the new driveway approach and the existing driveway
approach to comply with current ADA and city standards for accessibility and compliance
with current City Engineering Standards. The current city and ADA standard requires a 4'
accessible sidewalk extension behind the ramp.
22. 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.
23. 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
to be in compliance with Engineering standard Section 1010.13.
24. 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. All
work in the public right-of-way shall be shown or noted.
25. Wire services to the new units shall be underground. The required undergrounding shall be
achieved without a net increase of utility poles within the public right-of-way.
26. The building plan submittal shall show that the new or existing water meters located within
parkways will be protected with a concrete collar per City Engineering Standards.
27. 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
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finished floor elevation of the residence, existing finish grade elevations, and existing yard
drainage. Show all existing and proposed drainage courses, pipes and structures; indicate the
size, type and material.
28. The building plans, roof plans, grading plans, and drainage system plans shall exhaust all
reasonable efforts to direct all new roof and site drainage to an appropriate water quality
treatment and retention system in accordance with the Post Construction Stormwater
Regulations to the satisfaction of the City. The final design shall be included in the review of
the project by the soils engineer.
29. The building plan submittal shall include a complete drainage report in compliance with the
Waterway Management Plan and the Post Construction Stormwater Requirements of the
Regional Water Quality Control Board. The report shall consider historic offsite drainage
tributary to this property that may need to be accepted and conveyed along with the improved
on-site drainage. This development may alter and/or increase the storm water runoff from this
site or adjoining sites. 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.
30. 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).
31. 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.
32. 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.
33. 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
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approvals.
34. 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 Arborists
supports the proposed removal of several trees include pepper, sycamore, and eucalyptus trees
as shown on the plans with the compensatory tree plantings shown on the landscape plan.
35. The building plan submittal shall show one 15 -gallon street tree for each 35 lineal feet of
frontage. Tree species and planting requirements shall be in accordance with City Engineering
Standards. Street trees shall be planted in parkways or tree wells per City Engineering
Standards.
36. The building plan submittal shall show the first four existing street trees starting from the
northeasterly frontage to remain. 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.
Building Division
37. The project construction type shall be changed from Type V -B to a minimum of III -A or I -B
in accordance with CBC Table 503, or as approved by the Chief Building Official.
Transportation Division — Public Works
38. Eastern driveway must be reconstructed to meet City Engineering Standard 2110.
Utilities Department
39. All existing sewer laterals serving the property (APN 004-961-087) 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.
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• 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.
40. Commercial and residential uses shall be metered separately. All residential units are to be
individually metered. Privately owned sub -meters may be provided for residential
condominiums upon approval of the Utilities Director or her/his designee. The CCR's for the
property/homeowner association shall require that the sub -meters be read by the association (or
P/HOA contracted service) and each condominium billed according to water use.
41. New multi -family or mixed use development with a landscape area of 1,000 square feet or
greater must install an irrigation meter (Green Building Code 5.304.2).
Code Requirements
42. 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)).
43. 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.orgJhome/showdocument?id=5909
On motion by Commissioner Andreen, seconded by Commissioner Root, and on the
following roll call vote:
AYES: Commissioners Andreen, Nemcik, Root, and Vice -Chair Ehdaie
NOES: Commissioner Soll
REFRAIN: None
ABSENT: Chair Wynn
The foregoing resolution was passed and adopted this 15th day of August, 2016.
A44_am,�
Doug Davi son, Secretary
Architectural Review Commission