HomeMy WebLinkAboutARC-1013-17 (ARCH-0568-2017 -- 313, 315 Madonna Road)RESOLUTION NO. ARC -1013-17
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE FAI�ADE REMODEL OF AN
EXISTING COMMERCIAL BUILDING LOCATED AT 313 AND 315
MADONNA ROAD, INCLUDING NEW LANDSCAPING AND LOADING
DOCK RECONFIGURATION, WITH A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED JULY 17, 2017, 313 & 315
MADONNA ROAD (ARCH -0568-2017)
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 July 17, 2017, pursuant to a proceeding instituted under ARCH -0568-2017,
The Kroenke Group, 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 -0568-2017), based on the following findings:
As conditioned, 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. The project is consistent with the General Plan Land Use Element Goal #15, which establishes
Community Goals for Society and Economy in order to emphasize more productive use of
existing commercial buildings and land areas already committed to urban development. The
project proposes to remodel the facade of an existing vacant commercial building that can be
utilized by retail establishments.
The project is consistent with the Zoning Regulations since the proposed building design
complies with height, coverage, parking and setbacks for the Retail Commercial (C-R) zone.
4. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to the
building design that complements the design and scale of the existing structures on-site, and
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by providing clearly defined customer entrances.
SECTION 2. Environmental Review. The project is categorically exempt under Class 1,
Existing Facilities; Section 15301 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 consists of a fagade remodel of an existing commercial
building.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Please note the project conditions of approval do not include mandatory code requirements. Code
compliance will be verified during the plan check process, which may include additional
requirements applicable to your project.
Conditions
Planning Division
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 (ARCH -0568-2017). 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 approvals 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.
2. Plans submitted for a building permit application shall provide for additional articulation
along the north elevation through the use of additional color and material variation, to the
approval of the Community Development Director
3. Plans submitted for a building permit application shall provide for an appropriate vertical
delineation between tenant spaces "A" and "B" on the north and south elevations to provide
a visual transition between fagade materials, to the approval of the Community Development
Director.
4. Plans submitted for a building permit application shall identify precise locations of pedestrian
amenities (benches, trash receptacles, etc.) to demonstrate compliance with Community
Design Guidelines Chapter 3.1.C.3b, to the approval of the Community Development
Director.
5. The storage area for trash and recycling cans shall be screened from the public right-of-way.
The subject property shall be maintained in a clean and orderly manner at all times; free of
excessive leaves, branches, and other landscape material. The applicant shall be responsible
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for the clean-up of any landscape material in the public right-of-way.
6. The locations of all lighting, including bollard style landscaping or path/parking 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, subject to the approval of the
Community Development Director. 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.
7. Final plans shall clearly depict the location of all required short and long-term bicycle
parking. Sufficient detail shall be provided about the placement and design of bike racks and
lockers to demonstrate compliance with relevant Engineering Standards and Community
Design Guidelines, to the satisfaction of the Public Works and Community Development
Directors.
8. 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. Plans shall demonstrate the use of high-quality materials for the windows
that reflect the architectural style of the project and are compatible with the neighborhood
character, to the approval of the Community Development Director.
9. 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 may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
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. The project proposes to split a single tenant space into four new tenant spaces, which will
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require an amendment to the Master Sign Program to include signage for additional tenant
spaces. Prior to sign permit issuance, the applicant shall submit a revision to the SLO
Promenade Master Sign Program for architectural review. The revised sign program shall, at
a minimum, include the following:
a. All proposed sign styles and methods of illumination for the four new tenant spaces
b. Proposed finish materials for all sign types
c. All proposed letter heights and approximate sign location areas (shown with a
dashed box) for major tenants
Engineering Division — Community Development Department
12. The required lot line adjustment or lot merger between parcels 6 and 7 (Tract 1268) shall be
completed prior to building permit issuance.
13. The building plan submittal shall show the limits of the damaged or displaced sidewalk, curb,
gutter, driveway approaches, sidewalk underdrains, and catch basins to be repaired or
replaced per City Engineering Standards. The applicant shall call Engineering Development
Review to schedule a site inspection to walk the property frontage prior to building permit
submittal to verify the extent of repairs required.
14. The building plan submittal shall show ADA upgrades to the site to the satisfaction of the
City. The building plan submittal shall show all existing curb ramps to be upgraded per
current standards including the corner curb ramp at El Mercado and the main drive aisle. The
current city and ADA standard requires a 4' accessible sidewalk extension behind the ramp.
15. The building plan submittal shall show an upgraded ADA path of travel from the bus stop to
the corner of the new proposed Sprouts building entrance with the shortest direct route. The
existing damaged and displaced sidewalk from the bus stop corner to the new Sprouts
building entrance shall be replaced per city engineering standards. The path of travel shall
include a new curb ramp and receiving ramp. An accessible ramp shall be included with the
new stair access at the new Sprouts building entrance.
16. The building plan submittal shall show a new curb ramp and receiving ramp from the bus
stop, southwesterly toward Dalidio Drive.
17. The building plan submittal shall show the existing driveway approach along El Mercado to
be upgraded to comply with current standards. The current city and ADA standard requires
a 4' accessible sidewalk extension behind the ramp.
18. The building plan submittal shall include a complete parking lot signage and striping plan per
city standards.
19. The building plan submittal shall show the existing bus stop to be maintained and repaired as
needed to the satisfaction of the City. A structural condition report shall be provided for all
existing glulam beams. All existing damaged glulam beams and windows/glass panels shall
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be repaired or replaced. The plan shall show a light (solar or electric) upgrade to the bus stop
to the satisfaction of the Public Works Transit Division.
20. 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. All work in the
public right-of-way shall be shown or noted.
21. The building plan submittal shall show the loading dock drainage to be in accordance with
City codes and standards. Pre-treatment, filter inserts, or other water quality Best
Management Practices(BMP's) shall be implemented to the satisfaction of the City. Trash
enclosure drainage shall be considered in the final design in accordance with City Engineering
Standard 1010.B.
22. The building plan submittal shall include water quality upgrades to the parking lot drainage
prior to discharge to the storm drain system and adjoining Cerro San Luis Channel. Upgrades
may include a treatment train such as permeable pavers with a perforated drain pipe, sumped
catch basins, or other BMP's to the satisfaction of the City.
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 complete 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 final inspection
approvals.
25. 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.
26. A Letter of Map Revision Based on Fill Determination Document (LOMR-F) was processed
for the building and corresponding addresses located on Lot 7 of Tract 1268. The applicant
is encouraged to process a LOMR-F for the remaining portion of the building located on Lot
6 of Tract 1268 with an address of 313 Madonna prior to building occupancy.
27. A portion of this property is located in an AO (1' depth) Flood Zone; the water surface or
base flood elevation (BFE) of a 100 -yr storm is F above adjacent grade. Normally, in the
absence of a LOMR, the structure would be floodproofed to an elevation that is at least one
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foot above the BFE or 2' above the highest adjacent grade. A compliance strategy shall be
resolved prior to building permit issuance.
28. Plans submitted for a building permit application shall show all existing trees on the property
with a trunk diameter of 3" 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.
29. The City Arborist supports the proposed 25 tree removals with 25 compensatory tree
plantings as shown on the landscape plan. The building plan submittal shall show replacement
tree plantings in the empty planters within the parking lot immediately adjacent to the project
site per the original landscape plan to the satisfaction of the Community Development
Director and City Arborist.
30. The building plan submittal shall show one 15 -gallon street tree for each 35 linear feet of
frontage. Tree species and planting requirements shall be per City Engineering Standards.
Street trees shall be planted in the sidewalk in tree wells where the sidewalk width is 8' or
greater. Trees in tree wells shall include frames, grates, and guards per City Engineering
Standards.
31. The applicant shall provide additional means of shading on the South elevation to the
satisfaction of the Community Development Director.
32. The applicant is to return to an ARC subcommittee with the Deputy Director to review the
chamfer clip at Sprouts for additional entry and circulation opportunities and review the
canopy structures in greater detail.
Transportation Division
33. Replace existing 17 bicycle rack spaces adjacent to existing site with Peak Racks Campus
Racks, located adjacent to building entrances and shown on building plans. Campus Racks
can be found here: http://peakracks.com/product-category/campus-racks/
34. Building Plan submittal shall show a final striping and signing plan for roadways adjacent to
building frontage, including accessible parking spaces for building tenants.
Utilities Department
35. 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.
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36. Any sewer lateral that crosses one proposed parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded prior
to final Building Permit.
37. The project is in a capacity constrained sewer service area, and shall implement off-site sewer
rehabilitation efforts (private lateral repair/replacement) for sewer flows above the existing
conditions. The offset efforts shall be made at a rate of 1 foot of sewer lateral rehabilitation
for every 17 gallons per minute of additional flow, and shall be in manner consistent with
engineering design standards and to the satisfaction of the Utilities Director.
38. Trash enclosure(s) shall conform the access requirements and conditions of the San Luis
Garbage Company.
39. The project is within the recycled water service area, and shall include a "purple pipe"
irrigation system, and backflow preventer consistent with the Engineering Design Standards,
in a way that a transition from potable water to recycled water can be made in the future.
Indemnification
40. 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.
On motion by Chair Wynn, seconded by Commissioner Rolph, and on the following roll call
vote:
AYES: Commissioners Nemcik, Rolph, Root, Beller, Vice -Chair Soll, and Chair Wynn.
NOES: None
REFRAIN: None
ABSENT: None
The foregoing resolution was passed and adopted this 17th day of July, 2017.
Doug David on, Secretary
Architectural Review Commission