HomeMy WebLinkAboutARC-1014-17 (ARCH-0371-2017 -- 1101 Monterey Street, 1144 Higuera Street)RESOLUTION NO. ARC -1014-17
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO APPROVING A NEW 30,543
SQUARE -FOOT THREE-STORY PROJECT THAT INCLUDES 21,198
SQUARE FEET OF OFFICE SPACE, 2,985 SQUARE FEET OF RETAIL
SPACE, AND 4,016 SQUARE FEET OF RESTAURANT SPACE WITH
SHARED OFF-SITE PARKING, A TEMPORARY PARKING LOT, AND A
50% PARKING REDUCTION THAT INCLUDES A SHARED PARKING
REDUCTION, A MIX -OF -USES PARKING REDUCTION, A REDUCTION
FOR ADDITIONAL BICYCLE PARKING, AND A PARKING
REDUCTION FOR IMPLEMENTING A TRANSPORTATION DEMAND
MANAGEMENT PLAN (TDMP), WITH A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED AUGUST 7, 2017, 1101
MONTEREY & 1144 HIGUERA (ARCH -0371-2017)
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 August 7, 2017, pursuant to a proceeding instituted under ARCH -0371-
2017, PEDP, Inc., 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. F iMdlol.,s. The Architectural Review Commission hereby grants final
approval to the project (ARCH -0371-2017), 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 respects site constraints and is
compatible with the scale and character of the 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; Policy 3.8.5 Mixed Use, because the project consists of mixed uses in a
Retail Commercial (CR) zone; Policy 4.5 Walking Environment, because the project would
provide adequate space for pedestrians and would include street trees; Policy 4.22
Commercial Buildings Outside the Core, because the project would redevelop the site to
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provide a building constructed closer to Monterey Street, the structure would not exceed 45
feet in height; and Policy 8.2.2 Upper Monterey, because the project would revitalize and
enhance the project site.
3. The project is consistent with the City's Community Design Guidelines because the proposed
project incorporates similar materials and architectural features to the surrounding Downtown
neighborhood and provides a distinct architectural design that is not "anywhere USA."
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.B because there are multiple uses that share common parking areas and the times
of maximum parking demand from the proposed uses will not coincide (Section 17.16.060.C).
5. The proposed automobile trip reduction request outlined in the Transportation Demand
Management Plan (TDMP) is consistent with San Luis Obispo Municipal Code Section
17.16.060.E because the plan promotes non -auto travel and the 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 shopping, restaurants, entertainment, employment, and a
transit stop, allowing for alternative modes of transportation such as walking, biking, or
taking public transportation. The TDMP includes numerous incentives such as bicycle lockers
for employees at the site, one bikeshare bike for use by employees that work in the building
for worktime errands and travel, a bike fix -it kit, an informational trip reduction bulletin board
located where employees can refer to it, designated carpool parking, shower and locker
facilities that can be used by all employees in the building, and the developer will coordinate
program management of the TDMP.
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 infill property and is served by
required utilities and public services. Based on the location, size, and area and quantity of retail,
commercial and office 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 3. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division — Community Development Department
1. 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.
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. All rooftop equipment and screening shall be diminished in scale and color to
the satisfaction of the Community Development Director. This condition applies to both initial
project construction and later building modifications and 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
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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. Plans submitted for a building permit shall show that the project and the adjacent building at
1131 Monterey Street have shared access to no less than 63 parking spaces.
10. Prior to approval of the building permit, the applicant shall record an off-site/shared parking
agreement with 1129 and 1131 Monterey Street to share parking spaces. The off-site/shared
parking agreement shall include language that allows users of 1131 Monterey the ability to
park at 1101 Monterey/ 1144 Higuera.
11. The subject project shall provide no less than 51 bicycle parking spaces for the life of the
project (27 short-term and 24 long-term).
12. The temporary parking lot shall be made permanent and meet all City parking lot development
standards and code requirements two years from the time of this ARC approval, unless the
City determines that the site will be part of parking district or a parking garage within that
two-year timeframe. The applicant may request an extension(s) to maintain the temporary
parking lot to the satisfaction of the Community Development Director and the Public Works
Director.
13. Plans submitted for a building permit shall show the location of the carpool parking spaces.
14. The subject project shall implement the Transportation Demand Management Plan (TDMP)
for the life of the project, unless another provision is provided that satisfies the parking
requirements off -set by the TDMP to the satisfaction of the Community Development
Director. The yearly report submitted to the City each year shall include a review of bicycle
parking usage and an evaluation of best practices. The TDMP should encourage incentives
(e.g. free bus passes, additional vacation time for biking, carpooling or taking transit, etc.) to
promote alternative modes of transportation outside of single occupant vehicles.
15. Plans submitted for a building permit shall include window detailing that provides shadow,
articulation, and dimension to the building facade such as, but not limited to recessed
windows, awnings, lintels and/or sills to the satisfaction of the Community Development
Director.
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16. 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.
Engineering Division — Public Works/Community Development Department
17. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standards. MC
12.16.050
18. This project is located in the Mission Style Sidewalk District of downtown. All street
frontages shall be upgraded to the Mission Style per City Engineering Standard #4220 due to
the substantial amount of frontage replacement necessary for the project.
19. The building plan submittal shall show an 8' clear pedestrian path of travel void of all
sidewalk obstructions along the Monterey and Santa Rosa Street sidewalk in order to meet
pedestrian level of service thresholds required for this area.
20. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials.
21. An offsite parking agreement shall be required to the satisfaction of the Planning Division.
This agreement or alternate agreement shall include provisions for access to trash and recycle
facilities. Otherwise the project shall provide on-site trash and recycle accommodations.
22. Drainage from the trash enclosure shall comply with the City Engineering Standard 1010.13.
regarding water quality treatment prior to discharge to the storm drain system or gutter.
23. 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 structure shall be underground. All work in the public right-of-way shall
be shown or noted.
24. The building plan submittal shall show protection of the existing 48" public storm drain pipe
running from Monterey Street to Santa Rosa Street and the two existing 27" x 60" box culverts
running through the middle of the property into Santa Rosa Street. New easements shall be
recorded that show metes and bounds that reflect the actual locations of the 48" public storm
drain pipe and the two 27" x 60" box culverts for the protection of these public utilities running
through the property. The new easements shall supersede the 1970 document, but may contain
the same language as the 1970 document which allows for construction over the easements.
Amended easement agreement(s) shall be recorded prior to building permit issuance.
25. The applicant shall provide an inspection report from a licensed engineer on the condition of
the existing 48" public storm drain and the two existing 27" x 60" box culverts located under
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the existing and proposed structures prior to demolition/construction permit issuance. A final
inspection report shall be provided at the completion of construction. Any damage to the
structure caused by construction activities shall be repaired by the owner/contractor to the
satisfaction of the City.
26. The demolition and building plans in conjunction with the proposed construction methods
shall be reviewed by the project soils engineer and project engineer of record regarding
impacts to and preservation of the existing storm drain structures. Final design shall be
approved to the satisfaction of the City Engineer. Pertinent recommendations shall be
incorporated into the plan details, plan notes, and special inspection/structural observation
requirements for the project.
27. New connections to the public storm drain system shall be per City Engineering Standards
and approved to the satisfaction of the City Engineer.
28. The project is located within a mapped flood zone. The project is therefore subject to showing
compliance with the Waterway Management Plan Drainage Manual. Provide a complete
drainage report. The drainage report shall consider historic offsite drainage that may need to
be conveyed on the property.
29. The property is located in an AO (2' depth) Flood Zone as shown on the Flood Insurance Rate
Map (FIRM) for the City of San Luis Obispo. The water surface or base flood elevation
(BFE) of a 100 -yr storm is 2' above adjacent grade. The structure must be raised and/or
floodproofed to an elevation that is at least one foot above the BFE or 3' above the highest
adjacent grade. Additional freeboard to 2' above the BFE may result in additional structure
protection and savings on flood insurance and is strongly encouraged.
30. The project shall comply with Post Construction Stormwater Requirements as regulated by
the Regional Water Quality Control Board for redeveloped sites.
31. An agreement shall be recorded for the proposed offsite stormwater chambers or other
stormwater measures.
32. An operations and maintenance manual will be required for the post -construction stormwater
improvements. 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 supports the proposed removals of the 2 existing Carrotwood street trees
along Monterey and Higuera Street with the proposed new street tree plantings shown on the
landscape plan. All street tree plantings shall be 36" box unless otherwise approved by the
City Arborist. Final tree species and planting requirements along Santa Rosa and Monterey
shall be approved by the City Arborist. Final tree planting placement shall consider line -of -
sight analysis at driveways and the intersection.
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Transportation Division - Public Works Department
34. Retail and commercial uses at the project shall be limited to the first floor only. Consideration
of the expansion of uses on onto the upper floors may require a traffic analysis.
Utilities Department
35. 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.
36. A new sewer service shall be installed for the project and tie into the existing 15" PVC sewer
line.
37. Prior to building permit issuance, a waste water analysis shall be provided identifying the
project's waste water flow and any increase in flow contribution to the known sewer service
deficiency located at the intersection of Monterey Street and Santa Rosa Street (approximately
20 feet beyond the curb return of the intersection for sewer services going into manhole #K09-
5 and K09-7). If the project contributes an increase of flow to the known service deficiency,
the applicant will work with the Utilities Department to determine a fair -share contribution to
the planned for capital improvement project, to the satisfaction of the Utilities Director.
38. The project's frontage improvements shall include provisions to adjust existing city -owned
utilities per the Engineering Design Standards and to the satisfaction of the Utilities Director
including, but not limited to, water valves, water mains, fiber cables, and service laterals.
On motion by Commissioner Root, seconded by Commissioner Nemcik, and on the following
roll call vote:
AYES: Commissioners Nemcik, Root, Beller, and Chair Wynn
NOES: None
REFRAIN: None
ABSENT: Commissioner Rolf and Vice -Chair Soll
The foregoing resolution was passed and adopted this 7th day of August, 2017.
Doug Davids n, Secretary
Architectural Review Commission