HomeMy WebLinkAboutARC-1017-17 (ARCH-0652-2017 -- 435 Marsh Street, 1210 and 1218 Carmel Street)RESOLUTION NO. ARC -1017-17
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO APPROVING THE
DEVELOPMENT OF A FOUR-STORY MIXED-USE PROJECT THAT
INCLUDES EIGHT RESIDENTIAL UNITS AND APPROXIMATELY 1,100
SQUARE FEET OF COMMERCIAL SPACE WITH ASSOCIATED TREE
REMOVALS, AND A 20% MIXED-USE PARKING REDUCTION. THE
PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL
REVIEW, AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED SEPTEMBER 11, 2017, 435 MARSH STREET,
AND 1210 & 1218 CARMEL STREET (ARCH -0652-2017)
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 September 11, 2017, pursuant to a proceeding instituted under ARCH -
0652 -2017, Renton Partners, 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 (ARCH -0652-2017), based on the following findings:
1. 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 for this location since the
project proposes to construct a mixed-use building that includes commercial/retail and
residential uses that can be utilized for such uses envisioned by the General Commercial
District.
3. The proposed project is consistent with Land Use Element policies 2.3.6 (Housing &
Businesses) and 3.8.5 (Mixed Uses), because the project provides residential dwellings within
a commercial district that is appropriate and compatible with the existing neighborhood.
4. The project is consistent with the Housing Element because the project provides a variety of
residential types, sizes, and style of dwellings (HE Goal 5), and encourages the development
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of housing above ground -level commercial uses (HE 5.3).
5. 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 in the
surrounding neighborhood (CDG, Chapter 5.4).
6. As conditioned, the project is consistent with the Zoning Regulations for Mixed -Use Projects
(Section 17.08.072), since the proposed building design complies with design and
performance standards for mixed-use development and is consistent with all property
development standards including height, coverage, and setbacks for the Commercial Retail
(C-R) zone.
7. 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 demands may be
satisfied more efficiently by shared facilities." Moreover, the project satisfies the requirement
for a mixed-use parking reduction in accordance with the provisions of Section 17.16.060 C.,
because the times of maximum parking demand from the proposed uses will not coincide.
8. 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 adjacent
uses such as retail, restaurants, offices, employment, and auto services, which are in close
proximity to a transit stop allowing for alternative modes of transportation such as walking,
biking, or taking public transportation.
SECTION 2. Environmental Review. 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 3. Action. 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 the project. The Architectural Review Commission (ARC)
hereby grants final approval to the project with incorporation of the following 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 -0652-2017). A
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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. 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.
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. The applicant shall work with staff to provide additional articulation at the pedestrian level
along the Carmel Street elevation and the South elevation, subject to the approval of the
Community Development Director.
5. The trash enclosure located along Carmel Street shall be designed with high quality materials
to match the architecture of the project and screened with large shrubs and/or trees, subject
to the approval of the Community Development Director. The applicant shall incorporate a
trellis over the trash enclosure in order to screen from overlook; design of the trellis is subject
to the Community Design Guidelines and to the satisfaction of the Community Development
Director.
6. 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
for the clean-up of any landscape material in the public right-of-way.
7. The property owner shall be responsible for maintaining and updating the current parking
calculations for the property. Parking calculations shall be provided upon the submittal of
business license applications and Planning and Building permits for tenant changes or
improvements. Parking calculations for the subject location shall be updated to include the
minimum required parking spaces per tenant space with application of the 20% parking
reduction.
8. All parking spaces must be available for common use and not exclusively assigned to any
individual use, required residential parking may be reserved, but commercial parking must
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be made available for guests or overflow from residences.
9. Final plans shall clearly depict the location of all required 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. 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.
10. 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 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.
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 Marsh 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. Plans submitted for a building permit shall include window details and all other details
including but not limited to awnings, rafters, iron work, railings. Plans shall indicate 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 all design
features that reflect the architectural style of the project and are compatible with the
neighborhood character, to the approval of the Community Development Director.
13. 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.
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14. 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.
15. 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.
16. Any new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site and compliance with the Sign Regulations. Signage shall
coordinate with building architecture and the type of land use. No channel letters with plex
faces or metal cabinet signs are allowed. The Director may refer signage to the ARC if it
seems excessive or out of character with the project.
17. The Architectural Review Commission's approval of this project shall expire after three years
if construction has not started. On request, the Community Development Director may grant
a single, one-year extension.
Engineering Division — Community Development Department
18. 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
19. The building plan submittal shall show an 8' clear pedestrian path of travel void of all
sidewalk obstructions along the Marsh and Carmel Street sidewalk in order to meet pedestrian
level of service thresholds required for this area.
20. The project is located in the Mission Style Sidewalk District of downtown. The building plan
submittal shall show the Marsh Street frontage to be upgraded in accordance with the Mission
Sidewalk District of downtown per city engineering standards.
21. The building plan submittal shall show a new curb ramp 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. The curb ramp shall be constructed in the Mission Style.
22. The building plan submittal shall show a bulb -out at the intersection along Marsh and Carmel
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Street per city engineering standards in accordance with the Downtown Concept Plan and to
the satisfaction of the Planning Division and Public Works Department.
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 structures shall be underground. All work in the public right-of-way shall
be shown or noted.
24. The building plan submittal shall show the existing utility pole along Carmel Street to be
removed or relocated and overhead utility wires placed underground to the satisfaction of the
serving utility companies and the City.
25. 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. 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.
26. The building plan submittal shall include a complete grading and drainage plan for this
project. The plan shall show the existing and proposed contours and/or spot elevations to
clearly depict the proposed grading and drainage. Show and label the neighboring high point
elevation or grade break at the yard areas and drainage arrows to show historic drainage and
any run-on. Show all existing and proposed drainage courses, pipes and structures; and
indicate the size, type and material.
27. The building plan submittal shall show new sumped catch basins per City Engineering
Standard 3355 to accommodate the new bulb -out design.
28. 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.
29. 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.
30. 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 structures shall comply with
all Federal Emergency Management Agency (FEMA) requirements and the city's Floodplain
Management Regulations per Municipal Code Chapter 17.84.
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31. This property is located in an AE flood zone. The buildings and building service equipment
shall be elevated or flood -proofed to at least one foot above the Base Flood Elevation (BFE).
The final BFE determination shall be based on the most upstream building face. Additional
freeboard to 2' above the BFE may result in additional savings on flood insurance, and is
encouraged. The garages may be "wet" floodproofed to 1' above adjacent grade if elevating
the garage finished floors is infeasible or impractical.
32. The elevators 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.
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. The building plan submittal shall show the proposed new 15 -gallon street trees with tree
wells, grates and guards in accordance with city engineering standards. Tree species and sizes
and all associated planting requirements shall be per City Engineering Standards, subject to
the approval of the Tree Committee and the City Arborist, as appropriate.
Utilities Department
35. Each unit shall be provided with an individual public water meter, and shall meter banks shall
be in an area accessible by the city per the engineering design standards.
36. A new sewer lateral shall be installed per the engineering design standards into the existing
sewer main along Carmel Street.
37. Anew 8" water main shall be constructed along the frontage of the property, and shall connect
from Marsh Street to Pacific Street.
Housing Division — Community Development Department
38. 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.
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Indemnification
39. 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 Commissioner Beller, seconded by Commissioner Rolph, and on the following
roll call vote:
AYES: Commissioners Rolph, Root, Beller, and Chair Wynn
NOES: None
REFRAIN: Commissioner Nemcik
ABSENT: Vice -Chair Soll
The foregoing resolution was passed and adopted this 1 lth day of September, 2017.
fY
Tyler Corey, Secrry
Architectural Review Commission