HomeMy WebLinkAboutARC-1019-17 (ARCH-0469-2017 -- 273 Madonna Road)RESOLUTION NO. ARC -1019-17
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE REDEVELOPMENT OF A
PORTION OF THE MADONNA PLAZA SHOPPING CENTER TO
CONSTRUCT A NEW COMMERCIAL BUILDING TO PROVIDE FOR
THREE NEW TENANT SPACES CONSISTING OF 56,257 SQUARE -FEET,
WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL
REVIEW, AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED OCTOBER 16, 2017, 273 MADONNA ROAD
(ARCH -0469-2017)
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 21, 2017, pursuant to a proceeding instituted under ARCH -0469-
2017, where the project was continued with direction to a date uncertain; 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 October 16, 2017, pursuant to a proceeding instituted under ARCH -0469-
2017, Schottenstein Property 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 -0469-2017), based on the following findings:
I. 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 construct a new commercial building that can be utilized by multiple retail
establishments.
3. The project is consistent with the Zoning Regulations since the proposed building design
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complies with height, coverage, parking and setbacks for the Retail Commercial (C-R) zone.
4. As conditioned, the project is consistent with the Community Design Guidelines for
commercial project design because the design follows the same general scale, proportion,
massing, and detailing of the original structure, and is consistent and compatible with existing
structures within the vicinity.
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 and complements the design and scale of the existing structures on-site, and
by providing clearly defined customer entrances.
SECTION 2. Environmental Review. The project is categorically exempt under Class 2,
Replacement or Reconstruction; Section 15302 of the CEQA Guidelines, because the project
consists of replacement of an existing structure where the new structure will be located on the
same site as the previous structure, and will have substantially the same purpose and capacity as
the structure replaced. The project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations, and will have
no significant impact on the environment.
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
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 -0469-2017). 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 tenant improvements for Tenant C, shall ensure the window storefront
along El Mercado is maintained to provide pedestrians with views into the building and not
"walled -in" or darkened to provide more interior wall or storage space within the tenant space,
to the satisfaction of the Community Development Director.
3. 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.
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4. 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.
5. 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.
6. 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.
7. 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.
8. 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.
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 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
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equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
10. The project proposes to split a single tenant space into three new tenant spaces, which will
require an amendment to the Master Sign Program to include signage for additional tenant
spaces. Prior to any sign permit issuance, the applicant shall submit a revision to the Madonna
Plaza 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
b. Proposed finish materials for all sign types
c. All proposed letter heights and approximate sign location areas for all tenants
11. The Architectural Review Commission's approval of this project shall expire after one year
if construction plans have not been submitted for a building permit. On request, the
Community Development Director may grant a single, one-year extension.
Engineering Division — Community Development Department
12. The building plan submittal shall show the limits of the damaged or displaced sidewalk, curb,
gutter, driveway approaches, sidewalk underdrains, and catch basins along the entire El
Mercado frontage 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.
13. The building plan submittal shall show ADA upgradesibarrier removals to the site to the
satisfaction of the City. The upgrades along El Mercado shall extend from the terminus at
Highway 101 to west of the main access driveway, approximately 660'.
14. The building plan submittal shall show all existing driveway approaches/parking lot entrances
adjacent to the building parking lot to be upgraded to comply with current standards. The
current city and ADA standard requires a 4' accessible sidewalk extension behind the ramp.
15. The building plan submittal shall show any existing driveway approach not proposed to be
used to be abandoned per City Engineering Standards.
16. The building plan submittal shall show all existing curb ramps to be upgraded per current
standards. The current city and ADA standard requires a 4' accessible sidewalk extension
behind the ramp.
17. The building plan submittal shall include a complete parking lot signage and striping plan per
City Engineering Standards.
18. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials.
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19. 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.
20. 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 1010.13.
21. The building plan submittal shall include water quality upgrades to the parking lot drainage
from DMA 1 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, filter inserts, or other acceptable BMP's to the satisfaction
of the City.
22. 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.
23. 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.
24. 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.
25. 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 V above adjacent grade. Normally, in the
absence of a LOMR, the structure would be floodproofed to an elevation that is at least one
foot above the BFE or 2' above the highest adjacent grade. A compliance strategy shall be
resolved prior to building permit issuance.
26. The building plan submittal shall include a complete drainage report in accordance with the
Waterway Management Plan Drainage Design Manual. The drainage report shall consider
historic offsite drainage that may need to be conveyed on the property.
27. The building plan submittal shall show all existing trees on the property with a trunk diameter
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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.
28. The City Arborist supports the proposed tree removals with the compensatory tree plantings
as shown on the landscape plan. The building plan submittal shall show replacement tree
plantings in all empty planters within the existing parking lot per the original landscape plan
to the satisfaction of the Community Development Director and City Arborist.
29. Additional tree removals along El Mercado may be required in conjunction with the
replacement of sidewalk in areas of significant damage from tree roots. The replacement
sidewalk plans shall incorporate any feasible tree preservation efforts. A certified arborist
report may be required to substantiate tree preservation strategies or to substantiate the need
for tree removals. These additional tree removals, if required, shall be approved to the
satisfaction of the City Arborist, Public Works Director, and Community Development
Director.
30. The building plan submittal shall show one 24 -inch box street tree for each 35 linear feet of
frontage. Infill street trees along El Mercado will be required. Tree species and planting
requirements shall be per City Engineering Standards.
Utilities Department
31. Anew sewer lateral shall be installed along the north road adjacent to the proposed buildings,
and shall connect into the sewer within El Mercado Way.
32. A separate irrigation meter and backflow preventer shall be installed, and irrigation piping
shall be designed with the capability of using recycled water in the future.
33. The water main south of the proposed building shall be equipped with double check valve
backflow preventer, and relocations of the mains shall be made to avoid the proposed loading
dock ramps.
Indemnification
34. 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.
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On motion by Commissioner Rolph, seconded by Commissioner Root, and on the following
roll call vote:
AYES: Commissioners Nemcik, Rolph, Root, Vice -Chair Soll, and Chair Wynn
NOES: Commissioner Beller
REFRAIN: None
ABSENT: None
The foregoing resolution was passed and adopted this 16th day of October, 2017,
Doug Davids n, Secretary
Architectural Review Commission