HomeMy WebLinkAboutARC-1009-17 (ARCH-4000-2016 -- 1185 Monterey Street)RESOLUTION NO. ARC -1009-17
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE
DESIGN OF A NEW FOUR-STORY MIXED-USE PROJECT THAT
INCLUDES GROUND FLOOR COMMERCIAL/RETAIL SPACE, 13
RESIDENTIAL UNITS, AND ONSITE PARKING, AND A 30 PERCENT
PARKING REDUCTION, WITH A CATEGORICAL EXEMPTION FROM
ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED JUNE 5, 2017,1185 MONTEREY
STREET (ARCH -4000-2016)
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 April 3, 2017, pursuant to a proceeding instituted under ARCH -4000-2016,
Ricardo Court Development, LLC, applicant, and continued review of the project to a date
uncertain, and provided directional items to the applicant and staff, 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 June 5, 2017, pursuant to a proceeding instituted under ARCH -4000-2016,
Ricardo Court Development, LLC, applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; 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; 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 approval
to application ARCH -4000-2016, 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 project will be compatible with site
constraints and the scale and character of the site and the surrounding neighborhood.
2. As conditioned, the project is consistent with the City's General Plan applicable to
development in a General Retail area. The proposed mixed use project is consistent with:
Policy 3.8.4 Commercial Revitalization, because the project would redevelop and beautify
the site with uses complementary to existing commercial and mixed-use development on
Monterey Street and would provide housing on upper floors; Policy 3.8.5 Mixed Use, because
the project consists of mixed uses in a Retail Commercial (CR) zone; Policy 4.2.1 Existing
and New Dwellings, because the commercial project includes residential uses on the upper
floors; Policy 4.5 Walking Environment, because the project would provide adequate space
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for pedestrians and would include street trees; Policy 4.14 Parking, because the project would
provide on-site parking and would not result in the reduction of any street parking spaces;
Policy 4.22 Commercial Buildings Outside the Core, because the project would redevelop the
site to provide a building constructed closer to Monterey Street, the structure would not
exceed 45 feet in height, and would include allowed mechanical screening and elevator tower
no greater than 54 feet in height; and Policy 8.2.2 Upper Monterey, because the project would
revitalize and enhance the project site.
3. As conditioned, the project is consistent with the City's Community Design Guidelines
applicable to commercial development because the proposed project incorporates similar
materials and architectural features to the surrounding neighborhood and provides a
complementary color scheme.
4. The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060.A.,
Parking Space Requirements, in that it satisfies the intent of that section which is "...to
minimize the area devoted exclusively to parking and drives when typical demand may be
satisfied more efficiently by shared facilities." Moreover, the project satisfies the requirement
for a shared parking reduction specified in San Luis Obispo Municipal Code Section
17.16.060.13 because there are multiple uses that share common parking areas. In addition,
in accordance with the provisions of Section 17.16.060.C, the times of maximum parking
demand from the proposed uses will not coincide.
5. The proposed parking reduction will be safe, and will not be detrimental to the surrounding
area or cause a decline in quality of life because the project is located proximate to a shopping
center, restaurants, entertainment, employment, and a transit stop, allowing for alternative
modes of transportation such as walking, biking, or taking public transportation.
6. The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA) because it consists of the redevelopment of the project site consistent
with policies and standards applicable to development within a General Retail area, on a site
less than five acres in size, with no value as habitat for endangered, rare, or threatened species,
as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within
City limits and is served by City utilities and public services. Based on the location, size, and
area and quantity of commercial and residential components of the development, approval of
the project will not result in any significant effects related to traffic, noise, air quality, or water
quality.
SECTION 2. Action. The Architectural Review Commission hereby grants approval to
application ARCH -4000-2016, with incorporation of the following conditions and code
compliance notes:
Conditions and Code Requirements
Planning
I. 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,
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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. The Architectural Review Commission's approval of this project will expire after three years
if construction has not started. On request, the Community Development Director may grant
a single, one-year extension.
3. 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.
4. 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. In addition, the
plans shall show a color change within the recessed element of the south elevation (for
reference, the subject element consists of the recessed section showing a row of windows on
the south elevation). The color change shall be compatible with the overall color palette.
5. Plans submitted for a building permit shall show a minimum of one short-term bicycle rack
at the front of the building. Approved short-term bicycle rack designs include the inverted
"U" or "Peak Racks". "Ribbon" type racks are not approved for use in the City.
6. 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.
7. 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
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be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
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 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 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,
10. Implementation of the project shall not include the reduction of street parking spaces on
Monterey Street and Toro Street. Prior to construction, the applicant shall notify City of San
Luis Obispo Parking Services to coordinate the removal and replacement of parking meters
and re -striping of street parking spaces on the southeast side of Monterey Street (between
Toro Street and Santa Rosa Street) and the southwest side of Toro Street (between Monterey
Street and Higuera Street). The applicant shall be responsible for construction of new poles
for the meters, curb painting, and parking space markings. City Parking Services will collect
and replace parking meter heads. All adjustments to street parking shall be finalized and
approved by Public Works prior to final inspection.
11. Noise reduction — Interior noise levels: Plans submitted for construction permits to complete
the project will clearly indicate and describe the noise reduction measures, techniques, and
materials used to reduce noise levels for the portion of the project along Monterey Street that
is exposed to elevated noise levels, as indicated in Figures 4 and 5 of the Noise Element of
the General Plan, to acceptable levels, as described in Figure 1 of the Noise Element.
Measures, techniques, and materials used to reduce noise levels shall be as described in the
Standard Noise Package for achieving a noise level reduction of 25 dB, from the City's Noise
Guidebook, or equivalent alternative measures, techniques, and materials.
12. Demolition of the existing building shall not commence until a permit has been issued by the
building official. The applicant shall comply with Municipal Code Chapter 15.04
Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and Moving
of Buildings, including but not limited to, the following: the applicant shall provide evidence
that for a period of not less than 90 days from date of permit application, the building was
advertised in a local newspaper on at least 3 separate occasions not less than 15 days apart, as
available to any interested person to be moved, and submit historic documentation for the
structure.
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13. In addition to short- and long-term bicycle parking required for commercial uses, plans
submitted for construction permits shall include bicycle lockers or interior space within each
residential unit or parking area for the storage of at least two bicycles per unit.
Engineering Division — Public Works/Community Development
14. 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
15. The building plan submittal shall show and note any sections of damaged or displaced curb,
gutter & sidewalk or driveway approach to be repaired or replaced to the satisfaction of the
Public Works Department.
16. The building plan submittal shall include an updated record of survey or analysis to verify
property line dimensions. The building plan submittal shall include the dimensions and
bearings for all property lines for reference. The building setback and overhangs from
property lines shall be shown and labeled to comply with the structural analysis and California
Building Code.
17. The building plan submittal shall show both Monterey and Toro frontage to be upgraded in
accordance with the Mission Sidewalk District of downtown per city engineering standards.
18. The building plan submittal shall show the existing catch basin along Toro Street to be altered
or upgraded to the satisfaction of the Public Works Department. Provide a city standard
manhole access or approved alternate. Any other storm drain connections into the existing
culvert shall be abandoned to the satisfaction of the City.
19. The building plan submittal shall show the existing benchmark located at the curb ramp to be
relocated and reestablished per city engineering standards.
20. The existing curb ramp shall be replaced, altered or upgraded to comply with current ADA
and City Engineering Standard #4440. The current city and ADA standard requires a 4'
accessible sidewalk extension behind the ramp.
21. The building plan submittal shall show the existing and proposed street parking, signage,
striping, and parking meter abandonments/relocations per city engineering standards. The
developer/contractor shall be responsible for all improvements including parking meter fees
during construction.
22. The contractor shall provide a construction staging plan and schedule for review and approval
by the City prior to encroachment permit issuance. The developer/contractor shall provide
construction notification, project description, phasing and timing, and contact information to
the Downtown Association and affected businesses to the satisfaction of the City.
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23. The demolition plan shall include a complete site inventory including all existing signage,
parking meters, and furniture in the public right-of-way.
24. 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.
25. The building plan submittal shall show all parking spaces that are adjacent to a post, column,
or wall shall be one additional foot in width per City Engineering Standard 2220.
26. 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 proposed trash enclosure
to comply with Engineering Standard 10 10.13 for drainage.
27. 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. Wire
service to the new structure shall be underground. The undergrounding of utilities shall be
completed without a net increase in the number of required wood utility poles. All work in
the public right-of-way shall be shown or noted.
28. The building plan submittal shall show the scope of undergrounding work to include a new
secondary feed to the existing street light at the corner of Monterey and Toro per City
Engineering Standard 7520.
29. The building plan submittal shall show all existing private box culverts to remain and be
protected unless otherwise proposed for relocation. The final structural foundation plans shall
honor the private box culvert to the satisfaction of the Building Division and Public Works
Department.
30. This property is located in an X -shaded (XB or former B) Floodzone. This is an area where
the 100 -year flood depth is less than one foot. Local ordinance requires that finish floors be
located a minimum of 1' above the highest adjacent grade or be floodproofed to a comparable
height. The building plan submittal shall clearly map the location and extent of the XB -zone
and shall show that all portions of the structure are floodproofed to 1' above existing grade.
31. 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.
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32. 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
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.
33. The City Arborist does not support the proposed Ficus street tree removal. Unless otherwise
approved, the building plan submittal shall include complete tree protection plan and certified
arborist report 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 clearly shown or
noted on the building plans.
34. Unless otherwise approved for removal, the Ficus tree preservation measures may include
building floor plan modifications, custom foundation detailing, and modified soils engineer
recommendations for site preparation.
35. The City Arborist supports the proposed four on-site tree removals and the existing Pyrus
Kawakamii street tree with the compensatory tree plantings shown on the landscape plan. The
species of the proposed compensatory plantings shall be approved by the City Arborist, and
Brisbane Box trees shall all consist of 24 -inch box -sized specimens.
36. The building plan submittal shall show the proposed new street trees to be 24" box minimum.
Tree wells, grates and guards shall be in accordance with city engineering standards. Tree
species and planting requirements shall be per City Engineering Standards.
Housing Division — Community Development Department
37. 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 of the General Plan Housing Element.
Utilities Department
Conditions
38. 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:
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+ 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 iso optional to provide audio on the report to explain the location, date of inspection,
and pipeline condition observations.
Code Requirement(s)
39. Residential units shall be provided with separate water meters.
40. Potable 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.
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). Information shall be submitted during the Building Permit Review Process for
review and approval by the Utilities Department prior to issuance of a Building Permit to
support required water demand of the project's proposed landscaping.
42. The proposed utility infrastructure shall comply with the latest engineering design standards
in effect during the time a building permit is obtained, and shall have reasonable alignments
and clearances needed for maintenance.
Fire Department
Code Requirement(s)
43. Underground fire lateral shall be sized according to the fire sprinkler system demand, which
may be larger than 4 -inch minimum pipe size.
44. The new structure shall be designed and built to the 2016 California Building Code, Chapter
7A for ignition resistant construction standards, as modified by the City Municipal Code, to
include ignition resistant siding, a Class A roof assembly, and ignition resistant vents (for
any/all roof, attic and subfloor vents).
45. The Fire Department Connection, located on the double detector check valve assembly, shall
face toward Toro Street.
46. 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.
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47. 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.
48. 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".
49. A Knox Box shall be provided on the outside of the Fire Sprinkler Riser Room with a key to
the room.
50. Fire protection systems shall be installed in accordance with the CFC and the California
Building Code. An approved NFPA 13 fire sprinkler system and an NFPA 72 fire alarm
system will be required for this project. Shop Drawings and Specifications shall be submitted
for review and approval prior to installation. Fire Main and all associated control valves shall
be installed per NFPA 24 Standards and City Engineering standards.
51. Buildings undergoing construction, alteration or demolition shall be in accordance with
Chapter 34 of the CFC.
Upon motion of Commissioner Beller seconded by Vice -Chair Soll and on the following
roll call vote:
AYES: Commissioners Root, Starzyk, Beller, Vice -Chair Soll, and Chair Wynn
NOES: None.
ABSENT: Commissioners Nemcik and Rolph
The foregoing resolution was adopted this 5th day of June, 2017.
c
Doug David n, Secretary
Architectural Review Commission