HomeMy WebLinkAboutARC-1000-15 (ARCH-0150-2014 -- 1101 Monterey Street) RESOLUTION NO. ARC-1000-15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING TWO NEW ONE-STORY 5,000-SQUARE FOOT
COMMERCIAL BUILDINGS, INCLUDING AN EXCEPTION TO ALLOW A SIGN
TYPE NOT IDENTIFIED IN THE SIGN REGULATIONS (ARCHWAY SIGN) AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
JANUARY 12, 2015 (1101 MONTEREY STREET, C-R ZONE; ARCH-0150-2014)
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 January 12, 2014, pursuant to a proceeding instituted under ARCH-0150-
2014, PEDP Inc., 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 the staff at said hearings.
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law;
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-0150-2014), based on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since 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. 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
neighborhood and complementary to other development in the downtown core.
3. The proposed project is consistent with the Land Use Element policy for walking
environments near the Downtown core, due to the orientation of the proposed buildings
facing the intersections and the proposed pedestrian midblock walkways.
4. The proposed archway sign is consistent with the findings for approval of an exception
from the Sign Regulation to permit a sign type that is not identified in the Sign Regulations.
a. Finding C: The exception is consistent with the intent and purpose of the sign
regulations (see Section 15.40.110) and will not constitute a grant of special privilege
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or entitlement inconsistent with limitations applied to other properties in the vicinity
with the same zoning.
b. Finding D: The sign exception is for superior design will not result in visual clutter and
is consistent with the intent and purpose of theses Sign Regulations.
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
site is surrounded by urban uses and is consistent with the general plan land use designation. The
approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality.
SECTION 3. Action. The Architectural Review Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings 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 list all conditions, and code requirements of
project approval as Sheet No. 2. Reference should 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 on elevation drawings.
3. Plans submitted for a building permit shall include window details indicating the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other
related window features.
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
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 are to be placed on the roof, plans
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submitted for a building permit shall confirm that parapets and other roof features will
adequately screen them. A line-of-sight diagram shall be included to confirm that proposed
screening will be adequate. This condition applies to initial construction and later
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.
a. Any proposed landscape lighting shall be shown on plans submitted for a building
permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no
brighter than approximately 15 watts) for the purpose of confining the light to the
object of interest.
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. The proposed archway sign shall be limited to a total area of 65 square feet, and shall be
strictly used to identify the property. The archway sign shall not be used as advertisement
space for any future tenants.
9. Any proposed signs are subject to review and approval of the Community Development
Department and subject to a sign permit. The Community Development Department may
approve proposed signs if found consistent with applicable sections of the sign regulations
and provided signs are in keeping with the character and context of the building. The
Community Development Director may refer signage to the ARC if signs appear to be
excessive in size or out of character with the project.
Engineering Division
10. Traffic impact fees shall be paid for this development prior to building permit issuance.
Credit for removal of the existing buildings/pumps will be applied based on the use and/or
areas of the existing development.
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11. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standards.
MC 12.16.050
12. This project is located in the Mission Style Sidewalk District of downtown. All street
frontages shall be upgraded to the Mission Style per City Standard #4220 due to the
substantial amount of frontage replacement necessary for the project.
13. The building plan submittal shall correctly reflect the right-of-way width, location of
frontage improvements, front property line locations, and all easements. All existing
frontage improvements, street furniture, signage, vaults, and street trees shall be shown for
reference.
14. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, maneuverability, slopes, drainage, and materials.
Alternative paving materials are recommended for water quality 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. Alternative paving material shall be
approved to the satisfaction of the Planning Division.
15. 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.
16. Drainage from the trash enclosure shall comply with the city’s design guidelines and
policies regarding water quality treatment prior to discharge to the storm drain system or
gutter.
17. 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.
Unless otherwise accepted, services to the new structure shall be underground. All work in
the public right-of-way shall be shown or noted.
18. The building plan submittal shall show protection of the existing 48” public storm drain
pipe running from Monterey Street to Santa Rosa Street and the two existing 27” x 60” box
culverts running through the middle of the property into Santa Rosa Street. New easements
shall be recorded that show metes and bounds that reflect the actual locations of the 48”
public storm drain pipe and the two 27” x 60” box culverts for the protection of these
public utilities running through the property. The new easements shall supersede the 1970
document, but may contain the same language as the 1970 document which allows for
construction over the easements. Amended easement agreement(s) shall be recorded prior
to building permit issuance.
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19. The applicant shall provide an inspection report from a licensed engineer on the condition
of the existing 48” public storm drain and the two existing 27” x 60” box culverts located
under the existing and proposed structures prior to demolition/construction permit issuance.
A final inspection report shall be provided at the completion of construction. Any damage
to the structure caused by construction activities shall be repaired by the owner/contractor
to the satisfaction of the City.
20. The demolition and building plans in conjunction with the proposed construction methods
shall be reviewed by the project soils engineer and project engineer of record regarding
impacts to the existing storm drain structures. Pertinent recommendations shall be
incorporated into the plan details, plan notes, and special inspection/structural observation
requirements for the project.
21. The project is located within a mapped flood zone. The project is therefore subject to
showing compliance with the Waterway Management Plan Drainage Manual. Provide a
complete drainage report. The drainage report shall consider historic offsite drainage that
may need to be conveyed on the property.
22. The property is located in an AO (2’ depth) Flood Zone as shown on the Flood Insurance
Rate Map (FIRM) for the City of San Luis Obispo. The water surface or base flood
elevation (BFE) of a 100-yr storm is 2’ above adjacent grade. The structure must be raised
and/or floodproofed to an elevation that is at least one foot above the BFE or 3’ above the
highest adjacent grade. Additional freeboard to 2’ above the BFE may result in additional
structure protection and savings on flood insurance and is strongly encouraged.
23. The project shall comply with Post Construction Stormwater Requirements as regulated by
the Regional Water Quality Control Board for redeveloped sites.
24. An operations and maintenance manual will be required for the post-construction
stormwater improvements. A private stormwater conveyance agreement will be required
and shall be recorded prior to final inspection approvals. If a direct connection to the
public storm drain is proposed, an annual and recurring inspection fee will be required in
accordance with the storm drain connection fee schedule in effect at the time of the permit
approvals/connection.
25. One 15-gallon street tree shall be required for each 25 linear feet of frontage. The City
Arborist shall approve tree species. New street tree plantings located in a sidewalk area
shall be in tree wells in accordance with City Engineering Standard #8130 which includes a
decorative metal tree grate and tree guard.
26. The two existing trees located in the existing and proposed planter areas along the
northeasterly property line shall be retained unless otherwise approved for removal by the
City Arborist and ARC. Tree protection measures shall be implemented to the satisfaction
of the City Arborist. The City Arborist shall 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
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trees. A city approved arborist shall complete safety pruning. Any required tree protection
measures shall be shown or noted on the building plans.
Urban Forest Services (City Arborist)
27. All existing Street Trees must be protected in place. Tree Protection Measures shall adhere
to the City of San Luis Obispo’s Standard Specifications 77-1.03A(2) Tree Protection (a)
through (j). A Tree Protection Plan approved by the City Arborist will be required. The
Tree Protection Fencing shall be installed before any grading, trenching or excavation
begins.
28. The proposed removal of existing shrubs on the Northeast property line of the project and
three carrotwoods behind the sidewalk along the Santa Rosa street frontage is approved.
There is an existing Magnolia tree and other vegetation on the northeast property line that
should be considered for retention however not required.
29. The landscape plan, tree planting proposal of 20 Parking Lot/Street Trees, is adequate
mitigation for the proposed tree removals. Due to the tendency of the Pyrus calleryana to
split apart and alternative tree species chosen from the Master Street Tree List is required.
All other proposed tree species and placements are approved.
Transportation
30. The applicant shall continue to work with City staff on minor revisions of the site layout so
as to not preclude the future two-way conversion of Higuera St. also considering potential
options on the south side of Higuera for achieving the necessary future cross-section.
Utilities Department
31. The property’s existing sewer lateral to the point of connection at the City main must pass a
video inspection, including repair or replacement, as part of the project. The CCTV
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.
32. Any existing water service or sewer lateral that will not be reused, shall be abandoned at
the City main, consistent with City standards.
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.
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Fire Department
34. All underground fuel storage tanks and associated piping shall be removed under a permit
from the San Luis Obispo City Fire Department CUPA Participating Agency. Any
contamination shall be remediated to the satisfaction of the CUPA and Regional Water
Quality Control Board.
35. Residual soil and groundwater contamination remains at the site and may be exposed
during site redevelopment activities. Accordingly, the Central Coast Regional Water
Quality Control board recommends the project proponent develop a hazardous substance
mitigation plan prior to initiation of grading and construction activities. The plan shall
provide an overview/background of the property, and describe the methodologies proposed
for the identification, proper handing, on-site management, and disposal of petroleum
hydrocarbon-contaminated soil and groundwater that will be generated during construction
and dewatering activities.
36. Fire Department Access: Access shall be in accordance with Chapter 5 and Appendix D of
the 2013 California Fire Code (CFC). Access roads shall have an unobstructed width of
not less than 20 feet and an unobstructed vertical clearance of 13’ 6”. Access roads shall
be designed and maintained to support the imposed loads of a 60,000 pound fire apparatus
and shall be provided with a surface so as to provide all-weather driving capabilities. The
all-weather access road(s) shall be installed prior to the start of combustible construction.
Dead end roads in excess of 300 feet in length shall terminate in a cul-de-sac turnaround
with a minimum unobstructed turning radius of 35 feet (70 foot diameter). At least 2 points
of access are required where a roadway serves greater than 30 residential units. The
maximum road grade for fire department access is 15%, with a maximum cross slope of
5%. The maximum angle of approach and angle of departure is 10%.
37. Address Numbers: Approved address numbers shall be placed on all new buildings in such
a position to be plainly visible and legible from the street fronting the property. Numbers
shall be a minimum of 5" high x 1/2" stroke and be on a contrasting background.
38. Water Supplies: Water Supplies shall be in accordance with Sections 507 of the CFC. An
approved water supply capable of providing the required fire flow for fire protection is
required. The fire flow shall be determined using Appendix B of the CFC.
39. Fire Department Access to Equipment: Rooms or areas containing controls for air-
handling systems, automatic fire-protection systems, or other diction, suppression or
control elements shall be identified for use by the fire department and shall be located in
the same area. A sign shall be provided on the door to the room or area stating “Fire
Sprinkler Riser” and “Fire Alarm Control Panel”. Fire sprinkler risers shall be located in a
room with exterior door access. This requirement applies to all commercial buildings,
including multi-family residential buildings.
40. Knox Box: A Knox Box shall be provided on the outside of the Fire Sprinkler Riser Room
with a key to the room.
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41. Fire Protection Systems and Equipment: Fire protection systems shall be installed in
accordance with the California Fire Code and the California Building Code. An approved
NFPA 13 fire sprinkler system and an NFPA 72 fire sprinkler monitoring system will be
required. Shop Drawings and Specifications shall be submitted for review and approval
prior to installation.
42. Fire Main and all associated control valves shall be installed per NFPA 24 Standards and
City Engineering standards.
43. Fire Safety During Construction: Buildings undergoing construction, alteration or
demolition shall be in accordance with Chapter 34 of the CFC.
44. Chapter 7A Partial Requirements. This project will required the following requirements of
the 2013 California Building Code, Chapter 7A, Materials and Construction Methods for
Exterior Wildfire Exposure, to include a Class A fire rated roof assembly, ignition resistant
vents (roof, attic, eve, and underfloor vents), and noncombustible siding.
On motion by Commissioner Nemcik, seconded by Commissioner Root, and on the
following roll call vote:
AYES: Commrs. Nemcik, Root, Wynn, and Andreen
NOES: Commrs. Ehdaie and Curtis
REFRAIN: None
ABSENT: 1 Position Vacant
The foregoing resolution was passed and adopted this 12th day of January, 2015.
_____________________________
Phil Dunsmore, Secretary
Architectural Review Commission