HomeMy WebLinkAboutARC-1010-17 (MOD-0056-2017 -- 460 Marsh Street)RESOLUTION NO. ARC -1010-17
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF
THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING
MODIFICATIONS TO THE ARCHITECTURE OF A PREVIOUSLY
APPROVED FOUR -UNIT MULTI -FAMILY RESIDENTIAL PROJECT AND
A REQUEST FOR FENCE HEIGHT EXCEPTION INCLUDING ADOPTION
OF A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW,
AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED JUNE 5, 2017,
460 MARSH STREET (MOD -0056-2017)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on September 15, 2014, pursuant to a proceeding instituted under ARC 142-14, 460
Marsh Street, LLC, applicant; 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 MOD -0056-2017,
Dansk, 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 (MOD -0056-2017), based on the following findings:
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 respects site constraints and will be
compatible with the scale and character of the neighborhood.
2. 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.
3. The project is consistent with the General Plan because it promotes goals and policies related
to appropriate uses and compatibility between residential uses within the downtown planning
area.
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MOD -0056-2017 (460 Marsh Street)
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4. As conditioned, no public purpose is served by strict compliance with the City's fence height
standards because the fence poses no sight distance problems and is located along the south and
west property line adjacent to other structures that are the same height or taller.
5. The subject fence stands at a maximum height of ten feet. Per the City's Zoning Regulations,
this is four feet taller than would be allowed by right along the other yard property line.
6. As designed, the proposed wall will not have any sight distance impacts for vehicles entering
and exiting the property because the fence is reduced to 3 feet in height and provides adequate
views to the sidewalk and street.
7. The proposed fence design, placement, and materials are consistent with Community Design
Guidelines because it is of the same quality as the proposed multi -family development.
8. The project is categorically exempt under Section 15332 (In -Fill Development Projects) of the
CEQA Guidelines because the project is within City limits, consistent with applicable City
policy, surrounded by urban uses, and on a project site less than 5 acres in size served by
required utilities and public services.
SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
1. 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. The
applicant has flexibility in the final siding selection to the review and approval of the
Community Development Director.
2. The project shall substantially comply with conditions established under Use Permit A 142-14.
3. The proposed fence shall not exceed the height of 10 feet along the southwest property line (the
property line that adjoins Gennaro's Restaurant) and 6 feet along the northwest property line.
The fence shall be constructed to match the ARC approved plans. Building plans shall show the
location of the fence on the site plan and provide details that include dimensions, colors and
materials.
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4. Any gas or electrical meters shall be located at the rear (project west elevation) of the structure
or located on the site in a place that obscures them from public view to the satisfaction of the
Community Development Director.
5. The locations of all exterior 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.
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 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.
7. 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.
8. 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.
9. 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.
10. Construction plans for the project shall include the following architectural changes to the
satisfaction of the Community Development Director:
a. Wrap the rainscreen material used on the front fagade around the east corner of the
building to the first column.
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MOD -0056-2017 (460 Marsh Street)
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b. Choose an alternate color and/or material of a lighter color to replace the black metal
on the front facade of the building in order to decrease the foreboding appearance of
the street elevation. Darker colors may be used as an accent color on other parts of the
facade.
c. The columns along the east/northeast elevation shall be painted to the ground and shall
provide dimensional relief.
Transportation
11. Each unit shall provide long-term bicycle parking within each dwelling or accessory structure
(e.g. garages) for the storage of at least two bicycles per unit. Bicycles shall be parked vertically
or horizontally with at least the rear tire resting at floor level.
12. Dimensioned locations and details of the short and long-term bicycle parking shall be provided
on the project's construction plans including rack design, location, clearances and circulation
needs for users in compliance with manufacturers' standards. Each parking space shall include
a 2x6 ft. footprint unless noted otherwise by the manufacturer. Approved short-term bicycle
rack designs include the inverted "U" or "Peak Racks". "Ribbon" type racks are not approved
for use in the City.
Utilities
13. A new HDPE sewer lateral shall be installed per the engineering design standards into the
existing 30" sewer main.
Public Works
14. City Benchmark #12 has been corrected from previous publications of the City's Benchmark
System. The final plans shall include the correct datum reference and elevation.
15. The building plan submittal shall show all existing and proposed metered parking spaces,
signage, and striping for reference. The final plan shall show compliance with City Engineering
Standards and shall show how the replacement and final street parking will be maximized. Off-
site spaces in front of 450 Marsh and 464 Marsh may need to be adjusted accordingly.
16. Unless otherwise approved for a waiver or deferral, the existing street light will be relocated
along the frontage of the street due to the close proximity to the proposed driveway and in
accordance with City Engineering Standards.
17. Work within the former driveway approach for the neighboring property at 450 Marsh is
endorsed. This work may include, but is not limited to, a sidewalk underdrain, utility work,
utility vault relocations, and the potential relocation of the existing streetlight. If altered, the
entire driveway approach shall be abandoned rather than shortened.
18. Any areas of damaged or displaced curb, gutter, and sidewalk shall be repaired or replaced to
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MOD -0056-2017 (460 Marsh Street)
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the satisfaction of the Public Works Department. The existing section of broken curb may be
patched with a suitable material.
19. This project is located within the Mission -Style Sidewalk District. As such, all new sections
of curb, gutter, and sidewalk, and/or driveway approach shall comply with the Mission -Style
standard. Deviations or deferral from the Mission -Style standard shall be approved by the
Public Works Director.
20. The building plan submittal shall show minimum 18' garage door openings to meet minimum
maneuverability standards.
21. 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 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.
22. A concrete vault with a "Water Meter" lid is located in the rear parking lot near the Yucca tree.
The plan shall clarify the scope of any existing utility improvements located along the rear
property line and the proposed disposition, if applicable.
23. The building plan submittal shall show the proposed water meter manifold to be relocated to
the abandoned driveway approach location to support the planting of one new street tree in a
tree well.
24. The building plan submittal shall show individual gas meter locations with yard gas piping to
each unit in accordance with the proposed subdivision and City codes. Any screening or
protection of the proposed gas meters shall be approved by the Planning Division and the Gas
Company.
25. The building plan submittal shall show and note compliance with the Floodplain Management
Regulations. This property is located in the AO (two -foot depth) floodzone. The buildings and
building service equipment shall be elevated or flood -proofed to at least three feet above
adjacent grade.
26. The elevator construction shall be detailed in the building permit plan submittal in accordance
with the Floodplain Management Regulations and FEMA Technical Bulletin TB4-2010. The
garages, storage, and areas of building access shall be "wet" flood -proofed with flood -resistant
materials in accordance with adopted standards.
27. The building plan submittal shall show the elimination of the half bathroom at the ground floor
(wet floodproofed area) unless otherwise allowed in accordance with the FEMA regulations in
effect at the time of permit application.
28. The building plans submittal shall show backwater valve protection of each individual sewer
lateral for the units.
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29. An updated drainage report and plan will be required in conjunction with the building plan
submittal. The plan and report shall clarify whether any existing historic off-site drainage
watershed is tributary to the existing open parking lot. If so, the design and analysis shall
quantify the amount of drainage and shall show how the drainage will be intercepted and
directed to an approved outlet.
30. The building plan submittal and drainage report shall show and note compliance with the Post
Construction Stormwater Requirements as promulgated by the Regional Water Quality Control
Board for redeveloped sites.
31. 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.
32. The building plan submittal shall show all existing trees on the property with a trunk diameter
of three inches 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 plan
shall show all existing and proposed street trees.
33. Tree protection measures shall be implemented to the satisfaction of the City Arborist for any
existing trees to remain. 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.
34. The building plan submittal shall show one new 24" box street tree in the sidewalk in a tree
well per City Engineering Standards. Tree species and planting requirements shall be in
accordance with City Engineering Standards #8010, #8020, #8130, #8210 (with tree guard),
and #8250.
Code Requirements
Utilities
35. Water service meter(s) shall be adequately sized to serve the project's proposed units.
36. 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.
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MOD -0056-2017 (460 Marsh Street)
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37. 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.
On motion by Chair Wynn, seconded by Commissioner Root, and on the following roll call
vote:
AYES:
Commissioners Root, Starzyk, Vice -Chair Soll, and Chair Wynn
NOES:
Commissioner Beller
REFRAIN:
None
ABSENT:
Commissioner Nemcik
The foregoing resolution was passed and adopted this 5th day of June, 2017.
Doug Davidson, Secretary
Architectural Review Commission