HomeMy WebLinkAboutARC-1022-16 (ARCH-3020-2016 -- 560 Higuera Street)RESOLUTION NO. ARC -1022-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A
MIXED-USE PROJECT INCLUDING 18 RESIDENTIAL UNITS AND A
COMMERCIAL SPACE WITHIN THE DOWNTOWN COMMERCIAL
ZONE, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL
REVIEW, AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED OCTOBER 17, 2016 560 HIGUERA STREET
(ARCH -3020-2016)
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 October 17, 2016, pursuant to a proceeding instituted under ARCH -3020-
2016, Creekside Lofts, LP, 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 -3020-2016), based on the following findings:
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 project will be compatible with site
constraints and the scale and character of the neighborhood.
2. That the proposed project is consistent with Land Use Element Policy 4.2 (Downtown
Residential) because it provides new residential uses, allowing 24-hour presence and balance
between jobs and housing in the community.
3. That the project is consistent with the Housing Element Policy 5.3 and 5.4 because the project
provides housing above ground -level commercial, is located close to activity centers in the
downtown and provides variety of residential types, sizes, and styles of dwellings.
4. That the project is consistent with the Conservation and Open Space Element policy 4.4.3
because the project promotes higher -density, compact housing to achieve more efficient use
of public facilities and services and to improve the City's jobs/housing balance.
5. The project design maintains consistency with the City's Community Design Guidelines by
providing architectural interest and style which complements the character and scale of the
Resolution No. ARC -1022-16
ARCH -3020-2016 (560 Higuera Street)
Page 2
existing neighborhood.
6. That the 10% parking reduction is consistent with the Zoning Regulations Section 17.16.060
H.7fbecause the project provides residential units within the Downtown Commercial District.
7. That, as conditioned, the tandem parking is consistent with Zoning Regulations Section
17.16.060 L.1 because the parking will be identified for the exclusive use of occupants of a
designated dwelling.
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
design approval to the project with incorporation of the following conditions:
Planning
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. 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. Plans submitted for a building permit shall note the use of smooth finished stucco on the
exterior of the building.
Resolution No. ARC -1022-16
ARCH -3020-2016 (560 Higuera Street)
Page 3
5. The locations of all exterior lighting, including lighting on the structure, 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 ensure 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.
6. 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 may be required to confirm that proposed screening will
be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
7. Tandem parking spaces shall be identified on plans submitted for a building permit as being
assigned to specific dwelling units within the project.
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 with
corresponding symbols for each plant material showing their specific locations on plans.
9. The final building plans shall include additional screening in front of the parking facing the
creek to reduce the potential of light and noise trespass into the creek and residential areas
north of the project to the satisfaction of the Community Development Director.
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
Resolution No. ARC -1022-16
ARCH -3020-2016 (560 Higuera Street)
Page 4
signage to the ARC if signs need an exception or appear to be excessive in size or out of
character with the project.
Engineering Division — Public Works
12. 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
13. The project is located in the Mission Style Sidewalk District of downtown. Any replaced
sections of sidewalk or driveway approach shall be constructed in the Mission Style per city
standards #4220.
14. The building plan submittal shall show and note that any sections of damaged or displaced
curb, gutter, or sidewalk shall be repaired or replaced per City Engineering Standards and to
the satisfaction of the Public Works Department.
15. The building plan submittal shall show the existing driveway approach to be upgraded or
replaced to comply with City and ADA standards. Current city and ADA standards require a
4' accessible sidewalk extension behind the ramp.
16. 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.
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.
Services to the new structures shall be underground. All work in the public right-of-way shall
be shown or noted.
18. The building plan submittal shall include a complete grading and drainage 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 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.
19. This development shall comply with the Waterway Management Plan. The building plan
submittal shall include a final hydrologic and hydraulic analysis report in accordance with the
Resolution No. ARC -1022-16
ARCH -3020-2016 (560 Higuera Street)
Page 5
Waterway Management Plan Volume III, Drainage Design Manual. The report shall include,
as a minimum, a response or discussion of the bullet items in Section 2.3.1 of the Drainage
Design Manual.
20. 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.
21. This property is located in an AE and AO (2' depth) Flood Zone. The proposed structure is
located in the AE floodzone. The structure shall be 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.
22. Any new building service equipment shall be protected or elevated above the BFE in
accordance with the Floodplain Management Regulations and adopted Building Code. The
elevator, design, and equipment room shall be designed in accordance with FEMA Technical
Bulletin 4 / November 2010.
23. 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 final Post Construction Stormwater Control Plan Template as available on the
City's Website.
24. 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.
25. The building plan shall show and label all existing and proposed public and private easements
for reference.
26. A quit claim agreement or other acceptable documentation shall be recorded and/or provided
for the removal of the existing 6' PG&E easement per PM 54-90 prior to building permit
27. A new creek access easement shall be provided to the City the satisfaction of the City
Engineer, Community Development Department, and Natural Resources Manager prior to
building permit issuance. The easement shall provide for a reasonable staging area along the
creek.
28. The building plan submittal shall include final details of the creek patio area improvements
including the proposed landscaping. The final site improvement plan and landscape plan shall
Resolution No. ARC -1022-16
ARCH -3020-2016 (560 Higuera Street)
Page 6
honor the proposed new access, staging area, and creek easement to the satisfaction of the
City. The patio improvement shall be designed to accommodate maintenance vehicles and/or
shall include readily moveable patio furniture/fixtures. The final planting/tree placement plan
shall honor the access requirements to the satisfaction of the City Engineer, Community
Development Department, and Natural Resources Manager.
29. A creek maintenance agreement shall be recorded in a format provided by the City and
approved to the satisfaction of the Public Works Department and the City's Natural Resource
Manager prior to building permit issuance.
30. The developer shall exhaust reasonable efforts to eradicate and control the expansion of any
known non-native and invasive species within the creek corridor to the satisfaction of the
Natural Resources Manager. These plants may require treatment in advance and prior to
commencing with ground disturbing activities and grading.
31. The building plan submittal shall show all existing trees on the property with a trunk diameter
of 3" or greater. Offsite trees along the creek corridor and 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/or pruning may require approval by the City Arborist and/or
Tree Committee. The plan shall show all existing and proposed street trees.
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. The project's 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.
Resolution No. ARC -1022-16
ARCH -3020-2016 (560 Higuera Street)
Page 7
Fire Department
34. Due to the lack of two Fire Department aerial fire apparatus access roads to the proposed
building (2013 California Fire Code, Appendix D), the project will require either Type V-A
or Type II -B construction throughout, along with a full NFPA 13 fire sprinkler system.
Code Requirements
Building Division
35. New buildings citywide shall incorporate the following construction methods and materials:
Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one
"pilot head"); Ember resistant vent systems for attics and under floor areas, protected eaves,
and Class `A' roof coverings as identified in the California Building Code Chapter 7A.
Utilities Department
36. 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.
37. 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)).
38. 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:
htlp://www.slocity.org/home/showdocument?id=5909
On motion by Commissioner Root, seconded by Commissioner Nemcik; and on the following
roll call vote:
AYES: Commissioners Root, Nemcik, Soll, and Vice -Chair Ehdaie
NOES: None
ABSENT: Chair Wynn
The foregoing resolution was passed and adopted this 17th day of October, 2016.
Doug Davids n, Secretary
Architectural Review Commission