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HomeMy WebLinkAboutARC-1021-16 (ARCH-3773-2016 -- 1144 Chorro Street)RESOLUTION NO. ARC -1021-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE EXTERIOR BUILDING MODIFICATIONS TO A PREVIOUSLY APPROVED REMODEL OF AN EXISTING COMMERCIAL STRUCTURE (ARCH -1376-2015) WHICH INCLUDES A REQUEST FOR A MARQUEE SIGN AND OTHER EXCEPTIONS FROM THE SIGN REGULATIONS, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED OCTOBER 3, 2016 (1144 CHORRO STREET, C -D -H ZONE; MOD/ARCH- 3773-2016) WHEREAS, the Cultural Heritage Committee 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 June 22, 2015, and unanimously found the project consistent with Historic Preservation Guidelines, subject to findings and conditions of CHC Resolution No. 1008-15 pursuant to a proceeding instituted under ARCH -1376-2015, Discovery San Luis Obispo, 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 20, 2015, unanimously approved the project, subject to findings and conditions of ARC Resolution No. 1014-15 pursuant to a proceeding instituted under ARCH -1376- 2015, Discovery San Luis Obispo, applicant; and WHEREAS, the Planning 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 22, 2015, and approved the project, subject to findings and conditions of PC Resolution No. 5626-15 pursuant to a proceeding instituted under USE -1127-2015, Discovery San Luis Obispo, applicant; and WHEREAS, on July 31, 2015, James Lopes and Sandra Lakeman, on behalf of Save Our Downtown, filed an appeal of the Planning Commission's action; and WHEREAS, on August 3, 2015, Jeremy Pemberton, the applicant, also filed an appeal of the Planning Commission's action; and WHEREAS, the City Council 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 September 15, 2015, unanimously denied both appeals and granted final approval of the project, subject to findings and conditions of City Council Resolution No. 10669-15; 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 October 3, 2016, pursuant to a proceeding instituted under ARCH -3773- 2016, Discovery San Luis Obispo, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has Resolution No. ARC -1021-16 ARCH -3773-2016 (1144 Chorro Street) Page 2 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 -3773-2016) based on the following findings: The project will not be detrimental to the health, safety, or welfare of those working or residing in the vicinity because the project will be compatible with site constraints and the scale and character of the neighborhood. 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 the downtown, due to the continuous storefront along the sidewalk that includes recessed entries, dining areas, and includes windows, signs, and architectural details which can be appreciated by people on the sidewalks (LUE policy 4.20). 4. The proposed project is an adaptive re -use of the existing building that further increases the existing buildings compliance with the Downtown Design Guidelines by adding recessed entryways and recessed outdoor dining areas. 5. The proposed marquee sign is consistent with the intent and purpose of the Sign Regulations and will not result in visual clutter or constitute a grant of special privilege toward the property or those in the vicinity, because the sign is of a superior design specific to the concert venue which is typical of other theater like uses and is architecturally compatible with affected structures and the character of surrounding development. The marquee sign in this location is appropriate because it identifies a separate concert venue, one that sells tickets and is located on a downtown side street. 6. As conditioned, the projection of the marquee sign to extend six feet and six inches over the width of the public sidewalk is appropriate to provide visibility of the marquee sign as seen from Higuera Street and Marsh Street. 7. As conditioned, elimination of the raised logo sign above the entrance is consistent with the intent of the Sign Regulations Section 15.40.110 to regulate the size, type and location of signs to prevent the cumulative effect of numerous signs close to each other that can result to be a detrimental impact which cannot be addressed in any way other than by limiting the number and size of signs. As conditioned, the sign exception to allow six signs where tenant spaces within the Downtown Commercial District are normally limited to four signs (excluding the marquee sign), is appropriate because the sign package will not result in visual clutter, and is consistent Resolution No. ARC -1021-16 ARCH -3773-2016 (1144 Chorro Street) Page 3 with the intent of the Sign Regulations because the signage is designed to achieve balanced composition and harmony with the building's architecture that provides equality and equity among sign owners in the neighborhood. 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. The approval of the project would not result in any significant effects relating to: • traffic because the project does not propose any parking on the site and utilizes existing parking structures and multimodal transportation within the downtown; • noise levels do not exceed thresholds established in the City's Noise Ordinance; • air quality does not exceed thresholds established by APCD Standards; • water quality because the site is an adaptive reuse of a commercial building and the site can be adequately served by all required utilities and public services. SECTION 3. Action. The Architectural Review Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Department 1. The Owner/Applicant shall defend, indemnify, and hold harmless the City or its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees, to attack, set aside, void, or annul, in whole or in part, the City's approval of this project. In the event that the City fails to promptly notify the Owner/ Applicant of any such claim, action, or proceeding, or that the City fails to cooperate fully in the defense of said claim, this condition shall thereafter be of no further force or effect. 2. Final project design and construction drawings shall be in substantial compliance with the project plans approved by the ARC and the City Council. 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 included in this resolution as Sheet No. 2, and shall also include all findings and conditions of CHC Resolution 1008-15, ARC Resolution 1014- 15 & City Council Resolution No. 10669 (2015 Series). 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. 3. Plans submitted for a sign permit shall substantially conform to the locations and sizes shown on the sign package elevations. The Community Development Director shall have the authority to approve minor changes to the sign package that (1) result in a superior design and appearance, and/or (2) address a construction design issue that is not substantive to the Architectural Review approval. 4. Plans submitted for a building permit shall eliminate the Raised Logo sign over the entrance of the business along the Chorro Street elevation, and may be replaced with two pedestrian scale signs at the main entry, to the satisfaction of the Community Development Director. Resolution No. ARC -1021-16 ARCH -3773-2016 (1144 Chorro Street) Page 4 5. Tenant signage shall be limited to a maximum of six signs for all types of signs, including pedestrian scale logo signs, sandwich -board signs or larger window signs (excluding the Marquee sign). 6. Plans submitted for a building permit shall limit the projection of the Marquee sign to be no more than six feet and six inches over the width of the public sidewalk; the underside of the Marquee sign shall be solid and substantially integrated with the building to the ceiling of the recessed entry, to the satisfaction of the Community Development Director and Chief Building Official. 7. The Raised Letter sign (Discovery) shall be reduced in size to 75% of what has been proposed with the submitted project plans dated August 31, 2016, approximately 66 square feet. 8. Plans submitted for a sign permit shall call out the colors and materials of signage and shall clearly indicate which portions of the signs do/do not illuminate. All proposed exterior illumination including signage and the transom window panels shall be designed to be dimmable with appropriate colors consistent with Chapter 17.23 of the Zoning Regulations (Night Sky Preservation), to the satisfaction of the Community Development Director. The portion of the marquee sign that is the marquee shall not be internally illuminated or resemble an illumination style such as a cabinet sign which is prohibited downtown. 9. The proposed signage shall be designed so that illumination does not exceed ten foot-candles measured at a distance of ten -feet from the sign, compliant with the City's Sign Regulations. 10. The proposed signage shall not be illuminated after the close of business. Engineering Division — Community Development Department 11. The final building plan submittal shall include complete flood proofing details in accordance with the revised building fagade. Transportation Division — Public Works Department 12. All sidewalk areas must maintain minimum clear passage width to the satisfaction of the Public Works Director. On motion by Commissioner Root, seconded by Commissioner Soll, and on the following roll call vote: AYES: Commissioners Nemcik, Root, Soll, Vice -Chair Ehdaie, and Chair Wynn NOES: None ABSENT: None The foregoing resolution was passed and adopted this Yd day of October, 2016. IC47,�,iA-X�Aicq_ Dou Davids , Secretary Architectural Review Commission