HomeMy WebLinkAboutItem #2 ARCH-1186-2017 (790 Foothill)ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Continued review of a new four-story mixed-use project with 6,800 square feet of ground
floor commercial/retail space, 78 residential units, and 155 parking spaces. Twelve of the units in the
project will be affordable for very-low income households, which allows a 35% density bonus. Two
affordable housing incentives are requested including the construction of a 43-foot tall structure
where 35 feet is normally allowed and an increase in allowable lot coverage from 75% to 90%. The
project is both statutorily exempt under Section 15195 and categorically exempt under Class 32, In -
Fill Development Projects, Section 15332 of the CEQA Guidelines.
PROJECT ADDRESS: 790 Foothill Blvd. BY: Rachel Cohen, Associate Planner
Phone Number: (805) 781-7574
e-mail: rcohen@slocity.org
FILE NUMBER: ARCH-1186-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project,
based on findings, and subject to conditions.
SITE DATA
Applicant LR Development Group
Representative Thom Jess, Architect
Zoning C-C-SF (Community
Commercial with a Special
Focus Overlay)
General Plan Commercial
Site Area 1.33 acres (58,076 s.f.)
Environmental
Status
Statutorily exempt under Section
15195 and categorically exempt
under Class 32, In-Fill
Development Projects, Section
15332 of the CEQA Guidelines
SUMMARY
The applicant has submitted revised architectural plans for a new four-story mixed-use project with
6,800 square feet of ground floor commercial/retail space and 78 residential units. The project
includes a 35% density bonus, because twelve of the units are designated for very-low income
households, which is consistent with the City’s Zoning Regulations and State Law. The applicant is
requesting two affordable housing incentives: a 43-foot maximum height for the structure where 35
feet is allowed and an expansion of the allowable coverage for the site from 75% to 90%.
Meeting Date: July 16, 2018
Item Number: 2
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1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the City’s General Plan,
Community Design Guidelines and other applicable City policies and standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
Table 1: Site Information
Zoning C-C-SF (Community Commercial with a Special Focus Overlay)
Site Size 1.33 acres (58,076 s.f.)
Present Use & Development Vacant building, Black Horse Coffee Shop, two residential structures
Topography Slight slope
Access Chorro Street and Foothill Blvd
Surrounding Use/Zoning East: C-R-SF (University Square Shopping Center)
South: C-C-SF (Restaurants, Foothill Shopping Center)
North: R-4 (Multi-family residential developments)
West: C-C-SF (Liquor store)
2.2 Project Description
The project proposes to construct a new four-story mixed-use project with:
• 6,800 square feet of ground floor commercial/retail space;
• 78 residential units (21 one-bedroom, 45 two-bedrooms and 12 studios restricted for very-
low income households);
• 155 parking spaces; and
• 187 bicycle parking spaces (167 long-term and 20 short-term).
Figure 1: Rendering of the revised project as seen from the intersection of Chorro Street and Foothill Blvd.
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2.3 Project Statistics
Table 2: Project Statistics
Item Proposed 1 Standard 2
Setback
Front Yard adjacent to C-C zone 0 feet 0 feet
Other Yard adjacent to R-4 zone 5 – 15 feet 5 – 15 feet
Max. Height of Structure(s) 43 feet 35 feet
Max. Building Coverage (footprint) 90% 75%
Density Units (DU) 64.86 DU 65 DU (with 35% density bonus)
Parking Spaces
Total Vehicle 159 146
Commercial 23 23
Residential 123 123
Extra 13 0
Total Bicycle 187 178
Bicycle (long-term) 167 167
Bicycle (short-term) 20 11
Notes: 1. Applicant’s project plans
2. Zoning Regulations
3.0 PROJECT ANALYSIS
On May 7, 2018 the ARC reviewed a four-story mixed-use project with 6,800 square feet of ground
floor commercial/retail space and 78 residential units. The ARC provided eleven (11) directional
items for the applicant to consider as a part of the revision t o their project. Listed below are ARC’s
directions and a description of how the applicant responded with the revised project.
3.1 Address the massing of the structure in relation to the surrounding views by breaking up
the building and providing more articulation.
The applicant has revised the plans so that the massing of the structure is broken up by shifting and
relocating some of the units (see Figure 2 and Attachment 2, Project Plans, Sheets A3.1 -A3.4). There
are now 3 additional gaps in the building to give the sense of six separate buildings (the previous was
designed to appear as four separate buildings). From Chorro and from the west, the building is broken
up in three separate sections. From Foothill and the north, the building is broken up as two separate
sections.
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3.2 Provide significant cornice/parapet detailing and articulation.
The revised plans have added cornice detailing and articulation. Some of the corner elements include
deep overhangs and bracing elements. The proportions of the remaining cornices have been modified
to give a variety of cornice treatments with different shapes and sizes (see Attachment 4, Cornice and
Wainscot Details). Condition No. 8 has been added to the conditions of approval that require that the
building plans show all cornice details indicating the type of materials, dimensions and colors and
demonstrate the use of high quality materials.
Figure 2: (left) Previous third floor plan; (right) Revised third floor plan . Red dashed lines highlight the
openings in the floor plan.
Figure 4: Previous cornice design
Figure 4: Revised cornice design
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3.3 Break up the structure to reduce the overall bulk of the project and gives the appearance of
separate buildings.
The applicant has revised the project to have the appearance of more separate buildings and discussed
in Direction Item #3.1 above.
3.4 Address the blank, poorly articulated walls along Chorro Street and provide a better sense
of human scale and proportion; do something special to this facade.
The facades along Chorro Street have been revised to enhance the human scale and proportion.
Massing elements have been brought down to the street level for visual connection and wainscots
(wooden paneling) have been added in certain locations to give a better sense of human scale at the
street (see Attachment 4, Cornice and Wainscot Details). The main residential entry has been enlarged
and enhanced with additional storefront and a modified entry configuration (see Figure 5). The entry
to the secondary stair at the northeast has been enlarged and enhanced with full height storefront and
a canopy (see Figure 7). The vent openings into the garage vary between decorative louvres and metal
screens with vines (see Attachment 2, Project Plans Revised, Sheets A5.2 and A5.3 and Attachment
3, Project Plans Previous, Sheets A5.2 and A5.3).
Figure 6: Previous east elevation (south portion)
Figure 5: Revised east elevation (south portion); enlarged and enhanced entrance is highlighted
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3.5 The project should be balanced and in proportion.
The revised massing, additional articulation of the facades, varied roof lines and stepping back of
upper floor units has made the project more balanced with appropriate proportions.
3.6 Consider ways to reduce the height or the appearance of height; step back the 4th floor.
The applicant has introduced several changes to reduce the height/appearance of height in certain
parts of the building, including stepping back units throughout the fourth floor of the building and
creating additional breaks in the building. Along Chorro and Foothill the majority of the fourth floor
has been either stepped back or certain sections have been eliminated. The corner of the building at
Chorro and Foothill does not have a fourth floor and the additional breaks in the building have created
more area without a fourth floor. In several instances all four floors have been stepped back to
contribute to the horizontal articulation of the building.
Figure 7: Previous east elevation (north portion)
Figure 8: Revised east elevation (north portion); enlarged and enhanced entrance is highlighted
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3.7 Design the project to be compatible with the fundamental character of the surrounding
neighborhood.
The character of the surrounding neighborhood varies and includes a range of contrasting buildings
types: large and newly renovated commercial/retail buildings at University Square and Foothill Plaza,
small commercial buildings with large surface parking lots and multi-family apartments of various
ages and designs. The surrounding architecture, like the types of buildings, range in design and style.
The project is a mixed-use project that combines elements of the neighboring commercial structures
with the inclusion of large storefront windows, recessed entries, awnings and bulkhead type features
made of durable material such as concrete or wall tile. The upper floors include more residential
components such as balconies, divided-light windows, awnings and cornice features. Staff is
recommending condition No.6 & 7 which requires that the building plans include detailed drawing of
the windows and railings and demonstration of the use of high quality materials to the satisfaction of
the Community Development Director.
Figure 9: Areas set back on the fourth floor within the revised plans
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3.8 Revise the use of the wood material to the sidewalk; consider the use of a bulkhead made of
durable material.
A precast concrete bulkhead and porcelain wall tile have been added to the base of the wood corner
element at Foothill and Chorro (see Attachment 2, Project Plans Revised, Sheet A5.1 & A5.2). The
same bulkheads, as well as board-formed concrete walls, have been added in other locations along
the sidewalk for continuity and to provide human scale.
3.9 Add accents of color (outside the proposed earth tones) to awnings, doors or other
architectural details to add interest.
The applicant has not made modifications to the color palette of the project. Staff is recommending
condition No. 9 which requires that plans submitted for a building permit include accent colors that
break up the proposed earth tone colors, especially along the west and east elevations, and highlight
awnings, doors or other architectural features to the satisfaction of the Community Development
Director.
3.10 The project should avoid using corridors to provide access to the units and main entrances
to individual units should be from adjoining streets. Distinctive architectural elements and
materials should be used to highlight primary entrances.
The arrangement of the corridors (walkways) has been revised. Unit entries opposite to the corridor
will have individual bridges/entries to uniquely identify those units. This change will also open those
areas to additional light and the applicant describes that it will feel more open. The building is a high
density, mixed-use building, with commercial/retail space and parking taking up the majority of the
first floor. The project has been designed to appear as multiple structures with enhanced pedestrian
entrances but is unable to provide individual entrances from adjoining streets due to the first floor
commercial and parking.
3.11 Provide clear site and elevation sections of the project, with dimensions called out, and
show the adjacent structures; show the setback of the project from the adjacent structures.
An additional section has been added to Sheet A6.1 (Attachment 2, Project Plans Revised) which
shows the relationship to the multifamily housing to the north of the project. The section shows the
relative height of the adjacent units and the proposed project.
5.0 ENVIRONMENTAL REVIEW
The project is both statutorily exempt under Section 15195 and 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, within one-half a mile of a transit
stop and is consistent with the applicable zoning designation and regulations. It should be noted that
modifications to zoning regulations as required b y State Density Bonus law, do not disqualify a
project from claiming this exemption. See Wollmer v. City of Berkeley, 193 Cal. App. 4th 1329, 1338
(2011). 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 developed property and is served by required utilities and public services.
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6.0 OTHER DEPARTMENT COMMENTS
Staff comments provided during review of the proposed project are incorporated into the presented
evaluation and conditions of approval.
7.0 ALTERNATIVES & RECOMMENDATION
7.1. Recommend the project is continued with direction to the applicant and staff on pertinent
issues.
7.2. Recommend denial of the project based on findings of inconsistency with the Community
Design Guidelines.
8.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans – Revised Version
3. Project Plans – Previous Version
4. Cornice and Wainscot Details
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
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RESOLUTION NO. ARC- -18
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING A NEW FOUR-STORY MIXED-
USE PROJECT WITH 6,800 SQUARE FEET OF GROUND FLOOR
COMMERCIAL/RETAIL SPACE, 78 RESIDENTIAL UNITS, AND 155
PARKING SPACES. THE PROJECT IS BOTH STATUTORILY EXEMPT
UNDER SECTION 15195 AND CATEGORICALLY EXEMPT UNDER
CLASS 32, IN-FILL DEVELOPMENT PROJECTS, SECTION 15332 OF
THE CEQA GUIDELINES., AS REPRESENTED IN THE STAFF REPORT
AND ATTACHMENTS DATED JULY 16, 2018, 790 FOOTHILL BLVD
(ARCH-1186-2017)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis
Obispo, California, on July 16, 2018, pursuant to a proceeding instituted under ARCH-1186-2017,
LR Development 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 recommends final
approval to the project (ARCH-1186-2017), based on the following findings:
1. 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 complies with the City’s
development standards and California Housing Accountability Act, with the exception of
the request for additional height and coverage which comply with the State’s Housing
Density Bonus Law.
2. The project design maintains consistency with the City's Community Design Guidelines
by providing architectural design that complements the architectural character of the
surrounding neighborhood and is consistent with Land Use Element Policy 8.6 the Foothill
Boulevard/Santa Rosa Special Focus Area of the Land Use Element.
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 neighborhood and provides a complementary color scheme.
ATTACHMENT 1
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4. The mechanical lift parking is consistent with the Community Design Guidelines because
the lifts are adequately screened and compatible with the building and site design of the
proposed project.
SECTION 2. Environmental Review. The project is both statutorily exempt under Section
15195 and 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, within one-half a mile of a transit stop 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 developed property and is served by required
utilities and public services.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby recommends
final approval to the project with incorporation of the following conditions:
Planning- Community Development Department
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 of project approvals listed as sheet number 2.
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.
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 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. Any wall mounted lighting installed above the first floor on the exterior
elevations shall be minimal and consider its impact on the surrounding neighborhood. 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.
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5. Plans submitted for a building permit shall clearly depict the type of bicycle rack proposed,
location and dimensions of all 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.
6. 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.
7. Plans submitted for a building permit shall include balcony railing details indicating the
type of materials, picket details, dimensions and colors. Plans shall demonstrate the use of
high quality materials for the railings that reflect the architectural style of the project and
are compatible with the neighborhood character, to the approval of the Community
Development Director.
8. Plans submitted for a building permit shall include cornice details indicating the type of
materials, dimensions and colors. Plans shall demonstrate the use of high quality materials
for the cornices that reflect the architectural style of the project and are compatible with
the neighborhood character, to the approval of the Community Development Director.
9. Plans submitted for a building permit shall show the inclusion of accent colors that break
up the proposed earth tone colors, especially along the west and east elevations, and
highlight awnings, doors and/or other architectural features to the satisfaction of the
Community Development Director.
10. Mechanical and electrical equipment shall be located internally. 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.
11. 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.
12. 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.
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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.
13. The location of any required transformer shall be shown on the site plans submitted for a
building permit and shall be notched into the building and / or screened to the satisfaction
of the Community Development Director.
14. The Architectural Review Commission’s determination regarding the project is contingent
upon the approval of the City Council in regards to the 35% density bonus that includes a
request for two incentives including the construction of a 43-foot tall structure where 35
feet is normally allowed and an increase in allowable lot coverage from 75% to 90%,
subject to review by the City Council under a separate application (AFFH-1518-2018).
Utilities Department
15. Water service to the project’s commercial space shall be master metered with submeters
for individual commercial tenants.
16. Any private sewer service that crosses one proposed parcel for the benefit of another shall
provide evidence that a private utility easement and maintenance agreement appropriate
for those facilities has been recorded prior to final subdivision.
17. The project’s frontage improvements shall include 230-feet of 8” sewer main along Chorro
(sewer manhole J06-35 to J06-19). If the proposed sewer main improvements result in a
reduction on inflow or infiltration flows, the project will be credited with a reduction
against the sewer offset requirement listed below and shall be made to the satisfaction of
the Utilities Director.
18. The project’s residential units and retail uses are required to implement off-site sewer
rehabilitation (private lateral repair/ replacement) that results in quantifiable inflow and
infiltration reduction in the City’s wastewater collection system to offset the project’s base
wastewater flow increase. The final selection of the inflow and infiltration reduction project
shall be approved by the Utilities Director.
19. The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained and shall have reasonable
alignments needed for maintenance of public infrastructure.
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20. The project’s road improvements along Chorro Street and Foothill Boulevard shall include
provisions, including but not limited, to adjust or replace existing water valves, water
mains, fiber cables, service laterals, and pressure reducing station that are material impacts
created by the project and shall be made to the satisfaction of the Utilities Director.
21. The proposed project is within an area subject to shallow ground water. Heat-fused HDPE
pipe shall be used for the new private sewer lateral and public sewer collection system to
prevent groundwater infiltration.
22. If commercial uses in the project include food preparation, provisions for grease
interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall
be provided with the design. These types of facilities shall also provide an area inside to
wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary
sewer.
23. The project’s commercial and residential uses shall be metered separately. All residential
units are to be individually metered. The CCR’s for the property/homeowner association
shall require that the sub-meters be read by the association (or P/HOA contracted service)
and each condominium billed according to water use. Apartment units shall be serviced
with a City owned master meter and sub-metered with private meters.
24. Final grades and alignments of all public and/or private water, and sewer shall be approved
to the satisfaction of the Utilities Department. The final location, configuration, and sizing
of on-site service laterals and meters shall be approved by the Utilities Director in
conjunction with the review of the building plans, fire sprinkler plans, and/or public
improvement plans. Public sewer and water pipe infrastructure shall not be extended into
private access road.
25. Projects generating more than two cubic yards of total waste shall comply with AB 1826,
and local waste management ordinance to reduce greenhouse gas emissions. A trash
enclosure capable of storing the required bins for waste, recycling, and organics shall be
provided.
Transportation – Public Works Department
26. Development necessitates a signalized exit to the Broad and Foothill intersection. Per the
Transportation Impact Study dated April 2018, the development shall “modify tr affic
signal to provide equipment for southbound approach including any ancillary signal
hardware additions and/or upgrades.”
Development shall submit a set of public improvement plans, to be reviewed by the City,
to include the following:
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• PIP shall show revised signal phasing diagrams. New vehicle phase shall operate
in a split phase configuration. City will provide existing signal timing and as -built
plans.
• The additional required indications for the Southbound vehicle and EB/WB
pedestrian signal phases to the intersection. Caltrans standard Type 17-2-100 mast
arm pole shall be installed on the Southeast corner for the SB approach to provide
required indications.
• New signal controller, capable of required additional signal phases, is necessary.
This controller shall be a City approved McCain ATC eX 2070 controller to allow
for the number of required vehicle and pedestrian phases at the intersection.
• Controller shall operate McCain Omni eX Intersection control software, to provide
the same.
• Controller shall be installed in an ATC-capable cabinet as required by the
equipment and location in the field.
• Vehicle detection system for added SB vehicle phase, per City Standard
Specifications.
• Audible pedestrian push buttons for the full signal (required by ADA and MUTCD
when improving a traffic signal)
• Countdown pedestrian signal heads (required by ADA and MUTCD when
improving a traffic signal)
• Multi-conductor cable pulled to the intersection of Foothill and Broad, and/or to
replace all existing single strand conductors with multiconductor cable for signal to
maintain required functionality.
• The left turning phases at Foothill and Broad Street shall be converted from a
protected /permissive operation to a Flashing Yellow Arrow protected permissive
operation.
• Replace existing signal indications as necessary for signal to conform to standards
as outlined in California MUTCD Chapter 4.
• Modify intersection striping, in thermoplastic, per City Standard Specifications.
Developer shall construct all improvements shown in approved PIP before occupancy of
project.
27. Per the Transportation Impact Study dated April 2018, plans shall show truck turning
movements into and out of the site and adjust the driveway design if warranted.
28. Per the Transportation Impact Study dated April 2018, traffic striping shall be modified to
meet City Standards and the California Manual of Uniform Traffic Control Devices.
29. The crosswalks at Broad and Foothill shall be restriped as hi-visibility crosswalks per City
Standards. Additionally, clear crossing enhancements shall be included across the site
driveway to the satisfaction of the Public Works and Community Development Directors.
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30. Access to the long-term bike parking room shall be modified to allow a more easily
accessible entrance to the satisfaction of the Public Works Director and the Community
Development Director.
Trees and Urban Forestry – Public Works Department
31. The project proposes to remove 50 trees. The developer shall replace two trees for every
one tree that is removed (the “replacement trees”). The developer shall plant as many of
the replacement trees on the site as feasible of 24” box size. For the remaining required
replacement trees, the developer shall make a financial donation to the Urban Forest Tree
Bank for the purchase of 15-gallon trees to be used in local tree planting projects. The final
tree planting and replacement plan shall be included as part of the building plans and
approved by the City Arborist.
32. The building plans shall include a landscape plan that clearly identifies all the tree species
to be planted on the site. Street tree species shall be approved by the City Arborist and the
Community Development Director. The landscape plans shall show adherence to the City’s
Tree Planting Standards, Street Tree Planting Requirements 12.24.070 and Street Tree
Planting Procedures 12.24.080.
Engineering Division – Public Works/Community Development Department
33. A voluntary lot merger shall be completed prior to building permit issuance unless
otherwise deferred to a specific milestone inspection or occupancy to the satisfaction of the
City.
34. The building plan submittal shall show and label all existing property lines, bearings,
distances, and existing survey monumentation per MS SLO 76-176. The plan shall include
any detailed information regarding offset monumentation or property line offsets.
35. The building plan submittal shall show and reference all existing and/or proposed offers of
dedication. If required, offers shall be completed by the applicant, approved by the City,
and recorded prior to building permit issuance unless otherwise approved for deferral.
36. An offer of dedication will be required for any section of existing or proposed public
sidewalk, ADA extension at driveway approach, curb ramp/landing, and n ew sidewalk at
the truck pull-out.
37. A temporary encroachment agreement may be required for any private improvements
located within the public right-of-way. These improvements include but are not limited to
landscape and site improvements, landscape irrigation, and potentially the trash truck turn-
out/loading zone. A separate agreement may be required for the management of the solid
waste handling to the satisfaction of the City and San Luis Garbage Company.
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38. The definition of uses allowed with trash truck turn-out shall be approved to the satisfaction
of the City. The curb painting, signage, and any published operational hours shall be
approved prior to building permit issuance. The design shall consider drainage, dumpster
containment, and water quality treatment. The truck turn-out details and design shall be
approved to the satisfaction of the Public Works Department.
39. The applicant and/or engineer of record shall contact this office to coordinate on the
building plan submittal and limits of use of the building plan for covering the proposed
work within the public right-of-way.
40. All existing and proposed improvements located within the public right-of-way shall be
shown and noted for reference. All existing signage, posts, poles, guy wires, vaults, under
sidewalk drains, etc. shall be shown along with their proposed disposition. Existing signs
and posts shall be upgraded to current City Engineering Standards for breakaway safety
(punch posts) and sign reflectivity.
41. A separate public improvement plan submittal for any significant street improvements
including traffic signal modifications shall be submitted to the Engineering Development
Review Section along with the required application, checklist submittal items, engineer of
record estimate of probable cost, and appropriate plan review fee/retainer. A separate
encroachment permit and inspection fees will be required in conjunction with all work
located within the public right-of-way.
42. The curb ramp located at the corner of N. Chorro and Foothill shall be shown to comply
with the current ADA, and City/Cal Trans standards. The ramp shall be upgraded if not in
compliance with the standards in effect at the time of plan submittal and/or construction.
A complying landing and public pedestrian easement may be required at the top of the
ramp.
43. Any sections of damaged, displaced, or non-compliant sections of sidewalk shall be
repaired or replaced to the satisfaction of the Public Works Department. The temporary
transition sidewalk sections with non-compliant cross-slopes located between 215 and 225
N. Chorro shall be removed and replaced to a competent (conforming) sidewalk section.
44. The driveway approach and ADA sidewalk extension serving the parking garage may
require additional pedestrian delineation, color coating, or other approved method to define
the limits of the pedestrian path of travel across the garage opening. This item shall be
approved to the satisfaction of the Public Works Department.
45. A separate demolition permit will be required for each distinct building/address. The
demolition plans and/or re-development plans shall clearly identify all existing utilities and
utility company meters for reference and shall clarify the limits of abando nment or reuse
per City standards, codes, and ordinances. The existing ABS pipe (sewer?) cleanout
located in the planter and adjacent to 215 N. Chorro shall be identified and the disposition
clarified.
ATTACHMENT 1
Packet Page 23
Resolution No. ARC- -18
790 Foothill Blvd., ARCH-1186-2017
Page 9
46. The applicant shall coordinate all existing and proposed utility service alterations to the
satisfaction of the several serving utility companies and the City. The applicant shall clarify
whether any utility easements exist or are proposed. The existing ATT above grade cabinet
appears to be located outside the N. Chorro street right-of-way.
47. The applicant shall coordinate a meeting with the pertinent wire utility service planning
personnel and City staff related to the existing overhead PGE and ATT wiring located
along N. Chorro. The applicant shall ex haust reasonable efforts to eliminate/relocate the
PGE 12Kv terminal end pole if practical to the satisfaction of the City. The applicant shall
exhaust reasonable efforts to underground the existing lone reach of ATT cable between
the two poles on N. Chorro if practical to the satisfaction of the City.
48. The applicant shall install a new streetlight along the N. Chorro frontage per City
Engineering Standards or on an existing wood pole if allowed in accordance with utility
company standards and adequate utility clearances are available.
49. The applicant shall exhaust reasonable efforts to extend the full width sidewalk along
Foothill Blvd to provide a complying ADA access around the Sycamore tree to remain, if
practical to the satisfaction of the City. The scope of work would require the relocation of
a section of the short planter wall located along the back of sidewalk at 774 Foothill.
50. The parking lot shall comply with the Parking and Driveway Standards and California
Building Code for striping, bay widths, space widths, accessibility, signage, striping,
motorcycle spaces, and clearances from obstructions.
51. The building plan submittal shall include a parking management plan to be approved to the
satisfaction of the City. The mechanical lift system shall be approved to the satisfaction of
the Planning Division in accordance with the Zoning Code.
52. Shoring for subterranean sections of the parking garage shall not extend into the public
right-of-way unless specifically approved by the Public Works Department. Temporary
shoring may be authorized if removed upon the completion of construction.
53. The wall drains and/or sub-drains for the parking garage shall outlet to an approved
location. If the water table, perched water, or spring water is encountered or expected, the
project plans shall clarify how this water will be managed in accordance with City
Engineering Standard 1010.B.
54. The building plans shall show any proposed or City required access controls to the yard
areas located between the building and adjoining fence lines. Access controls if required
by the City or proposed by the applicant, shall comply with any applicable codes and
standards.
ATTACHMENT 1
Packet Page 24
Resolution No. ARC- -18
790 Foothill Blvd., ARCH-1186-2017
Page 10
55. The building plan submittal shall include a drainage report, plan details, and
documentation showing compliance with the Post Construction Stormwater Regulations.
An O & M Manuel and Private Stormwater Conveyance Agreement shall be provided and
approved/recorded as a condition of development.
56. The report and plans shall consider and include the areas of sidewalk replacement,
alteration, and expansion within the project limits. The sidewalk shall be included in the
area calculations and the sidewalk runoff shall be treated unless otherwise meeting an
exemption by draining to landscape areas.
57. The demolition, grading, and re-development plans shall clearly show and label the
existing Tree of Heaven tree and any new shoots or saplings. The existing invasive tree(s)
shall be eradicated to the satisfaction of the City Arborist and City Natural Resources
Manager prior to permit issuance.
Indemnification
58. 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_______________, seconded by _______________, and on the following roll
call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 16th day of July 2018.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
ATTACHMENT 1
Packet Page 25
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acket Page 54
%6%3%3$3$3&3%3&3&6%6&3&3%3&6&36&+(0(&6&+(0(%%3%3%3%3%6%6%3%6%6'DWH6FDOH6KHHW$6$5&+,7(&76-2+1621$9(18(6$1/8,62%,632&$ 3 ) 7+20$6(-(66$5&+,7(&7&[ [ 55,678',2$ )RRWKLOO176/55($/(67$7(,19(670(17*5283176&2/256 0$7(5,$/6'DWH6FDOH6KHHW$6$5&+,7(&76-2+1621$9(18(6$1/8,62%,632&$ 3 ) 7+20$6(-(66$5&+,7(&7&[ [ 55,678',2$ )RRWKLOO176/55($/(67$7(,19(670(17*5283176&2/256 0$7(5,$/6&2/256 0$7(5,$/65(6,'(17,$/:,1'2:69,1</0,/*$5'67</(/,1()2*$3 3$,17%(1-$0,10225(',67$17*5$<$3 3$,17%(1-$0,10225(6,/9(5)2;$3 3$,17%(1-$0,10225(0,1.5 7326,1*/(3/<7$1$ $/80,1806725()5217$12',=('&/($5&(0(173/$67(5678&&260227+752:(/(' 522),1* 0,6&(//$1(286 :,1'2:6$1'*/$=,1* 0 0(7$/5$,/,1*'$5.*5(<$6 9(57,&$/%2$5'$1'%$77(13$,17('+$5',3$1(/60227+&2/25 %(1-$0,10225(:22'$&5(6),%(5&(0(176,',1* & 325&(/$,17,/('$/7,/(3257)2/,23)'29(*5$<5811,1*%21'3$77(517,/( & 325&(/$,17,/('$/7,/(3257)2/,23),521*5$<5811,1*%21'3$77(51%3 3$,17%(1-$0,10225(+&&$/':(//*5((1%3 3$,17%(1-$0,10225(6721(%3 3$,17%(1-$0,10225(',67$17*5$<%6 /$36,',1*3$,17('+$5',3/$1.&('$50,//&2/25 %(1-$0,10225($0$=2162,/%6 9(57,&$/%2$5'$1'%$77(13$,17('+$5',3$1(/60227+&2/25 %(1-$0,10225(67250<021'$<%6 /$36,',1*3$,17('+$5',3/$1.&('$50,//&2/25 %(1-$0,10225(*266$0(5%/8($6 +25,=$17$//$36,',1*3$,17('+$5',3/$1.&('$50,//&2/25 %(1-$0,10225(:22'$&5(6&3 3$,17%(1-$0,10225($/0267%/$&.&3 3$,17%(1-$0,10225(&5($0)/((&(&6 /$36,',1*3$,17('+$5',3/$1.&('$50,//&2/25 %(1-$0,10225(:22'$&5(6&+2552675((7(/(9$7,216&+(0($7,/( 6&+(0(%6&+(0(&&(0(173/$67(5678&&260227+752:(/(' ),%(5&(0(176,',1* &(0(173/$67(5678&&260227+752:(/(' ),%(5&(0(176,',1* &3 3$,17%(1-$0,10225(',67$17*5$<&6 9(57,&$/%2$5'$1'%$77(13$,17('+$5',3$1(/60227+&2/25 %(1-$0,10225(67250<021'$<%6 +25,=217$/6,',1*75(63$385$1)&)/86+&2/25 520$17,&:$/1870$77(),1,6+& 35(&$67&21&5(7(3$&,),&6721('(6,*1,1&/,0(6721(*(129$35(&$67:$//3$1(/6 ATTACHMENT 2Packet Page 55
ATTACHMENT 2Packet Page 56
ATTACHMENT 2Packet Page 57
ATTACHMENT 2Packet Page 58
ATTACHMENT 2Packet Page 59
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%8,/',1*6(&7,215()(5(1&(127(6ATTACHMENT 3Packet Page 86
$3$6$3$6$3$3$3$6$3$3$3$3$3$3$3$6%3%3%6%3%3%3%6%6%3$3$3&6&+(0($6&+(0(%&&'DWH6FDOH6KHHW$6$5&+,7(&76-2+1621$9(18(6$1/8,62%,632&$ 3 ) 7+20$6(-(66$5&+,7(&7&[ [ 55,678',2$ )RRWKLOO176/55($/(67$7(,19(670(17*5283176&2/256 0$7(5,$/6&2/256 0$7(5,$/65(6,'(17,$/:,1'2:69,1</0,/*$5'67</(/,1()2*$3 3$,17%(1-$0,10225(',67$17*5$<$3 3$,17%(1-$0,10225(6,/9(5)2;$3 3$,17%(1-$0,10225(0,1.5 7326,1*/(3/<7$1$ $/80,1806725()5217$12',=('&/($5&(0(173/$67(5678&&260227+752:(/(' 522),1* 0,6&(//$1(286 :,1'2:6$1'*/$=,1* 0 0(7$/5$,/,1*'$5.*5(<$6 9(57,&$/%2$5'$1'%$77(13$,17('+$5',3$1(/60227+&2/25 %(1-$0,10225(:22'$&5(6),%(5&(0(176,',1* & 325&(/$,17,/('$/7,/(3257)2/,23)'29(*5$<5811,1*%21'3$77(51&(5$0,&7,/( & 325&(/$,17,/('$/7,/(3257)2/,23),521*5$<5811,1*%21'3$77(51%3 3$,17%(1-$0,10225(+&&$/':(//*5((1%3 3$,17%(1-$0,10225(6721(%3 3$,17%(1-$0,10225(',67$17*5$<%6 /$36,',1*3$,17('+$5',3/$1.&('$50,//&2/25 %(1-$0,10225($0$=2162,/%6 9(57,&$/%2$5'$1'%$77(13$,17('+$5',3$1(/60227+&2/25 %(1-$0,10225(67250<021'$<%6 /$36,',1*3$,17('+$5',3/$1.&('$50,//&2/25 %(1-$0,10225(*266$0(5%/8($6 +25,=$17$//$36,',1*3$,17('+$5',3/$1.&('$50,//&2/25 %(1-$0,10225(:22'$&5(6&3 3$,17%(1-$0,10225($/0267%/$&.&3 3$,17%(1-$0,10225(&5($0)/((&(&6 /$36,',1*3$,17('+$5',3/$1.&('$50,//&2/25 %(1-$0,10225(:22'$&5(6)227+,//%28/(9$5'(/(9$7,216&+(0($&(5$0,&7,/( 6&+(0(%6&+(0(&&(0(173/$67(5678&&260227+752:(/(' ),%(5&(0(176,',1* &(0(173/$67(5678&&260227+752:(/(' ),%(5&(0(176,',1* &3 3$,17%(1-$0,10225(',67$17*5$<&6 9(57,&$/%2$5'$1'%$77(13$,17('+$5',3$1(/60227+&2/25 %(1-$0,10225(67250<021'$<%6 +25,=217$/6,',1*75(63$385$1)&)/86+&2/25 520$17,&:$/1870$77(),1,6+ATTACHMENT 3Packet Page 87
%6%3%3%6%3%3%3%3%6%6$3%6%3%3%3%6%3%3$3%3%6%3%3&3%3&6%6&3&3%3&6%3&3%36&+(0(&6&+(0(%'DWH6FDOH6KHHW$6$5&+,7(&76-2+1621$9(18(6$1/8,62%,632&$ 3 ) 7+20$6(-(66$5&+,7(&7&[ [ 55,678',2$ )RRWKLOO176/55($/(67$7(,19(670(17*5283176&2/256 0$7(5,$/6'DWH6FDOH6KHHW$6$5&+,7(&76-2+1621$9(18(6$1/8,62%,632&$ 3 ) 7+20$6(-(66$5&+,7(&7&[ [ 55,678',2$ )RRWKLOO176/55($/(67$7(,19(670(17*5283176&2/256 0$7(5,$/6&2/256 0$7(5,$/65(6,'(17,$/:,1'2:69,1</0,/*$5'67</(/,1()2*$3 3$,17%(1-$0,10225(',67$17*5$<$3 3$,17%(1-$0,10225(6,/9(5)2;$3 3$,17%(1-$0,10225(0,1.5 7326,1*/(3/<7$1$ $/80,1806725()5217$12',=('&/($5&(0(173/$67(5678&&260227+752:(/(' 522),1* 0,6&(//$1(286 :,1'2:6$1'*/$=,1* 0 0(7$/5$,/,1*'$5.*5(<$6 9(57,&$/%2$5'$1'%$77(13$,17('+$5',3$1(/60227+&2/25 %(1-$0,10225(:22'$&5(6),%(5&(0(176,',1* & 325&(/$,17,/('$/7,/(3257)2/,23)'29(*5$<5811,1*%21'3$77(51&(5$0,&7,/( & 325&(/$,17,/('$/7,/(3257)2/,23),521*5$<5811,1*%21'3$77(51%3 3$,17%(1-$0,10225(+&&$/':(//*5((1%3 3$,17%(1-$0,10225(6721(%3 3$,17%(1-$0,10225(',67$17*5$<%6 /$36,',1*3$,17('+$5',3/$1.&('$50,//&2/25 %(1-$0,10225($0$=2162,/%6 9(57,&$/%2$5'$1'%$77(13$,17('+$5',3$1(/60227+&2/25 %(1-$0,10225(67250<021'$<%6 /$36,',1*3$,17('+$5',3/$1.&('$50,//&2/25 %(1-$0,10225(*266$0(5%/8($6 +25,=$17$//$36,',1*3$,17('+$5',3/$1.&('$50,//&2/25 %(1-$0,10225(:22'$&5(6&3 3$,17%(1-$0,10225($/0267%/$&.&3 3$,17%(1-$0,10225(&5($0)/((&(&6 /$36,',1*3$,17('+$5',3/$1.&('$50,//&2/25 %(1-$0,10225(:22'$&5(6&+2552675((7(/(9$7,216&+(0($&(5$0,&7,/( 6&+(0(%6&+(0(&&(0(173/$67(5678&&260227+752:(/(' ),%(5&(0(176,',1* &(0(173/$67(5678&&260227+752:(/(' ),%(5&(0(176,',1* &3 3$,17%(1-$0,10225(',67$17*5$<&6 9(57,&$/%2$5'$1'%$77(13$,17('+$5',3$1(/60227+&2/25 %(1-$0,10225(67250<021'$<%6 +25,=217$/6,',1*75(63$385$1)&)/86+&2/25 520$17,&:$/1870$77(),1,6+ATTACHMENT 3Packet Page 88
ATTACHMENT 3Packet Page 89
ATTACHMENT 3Packet Page 90
ATTACHMENT 3Packet Page 91
ATTACHMENT 3Packet Page 92
%2//$5'3267:$//02817('/,*+7',5(&7,21$/%2//$5'685)$&(02817('/,1($5/,*+75(&(66('&$1/,*+7&+2 55 2 675 ((75(7$,//2%%</($6,1*%,.(667$,5*$5$*(5$03(4305$035(7$,/75$6+'DWH6FDOH6KHHW$6$5&+,7(&76-2+1621$9(18(6$1/8,62%,632&$ 3 ) 7+20$6(-(66$5&+,7(&7&[ [ 55,678',2( )RRWKLOO
/55($/(67$7(,19(670(17*5283
6,7(/,*+7,1*3/$1/(*(1'),;785(7<3(69(66(/'2:1/,*+7 /2&$7(' %8,/',1*(;7(5,25 02'(/ :6: /(''$5.%521=(:$776 :/80(16 %(*$//,1($5/,*+7 /2&$7(' &200(5&,$/'2256 02'(/ /('%521=(:$776 /80(16 %(*$',5(&7,21$/%2//$5' /2&$7(' 1($53523(57</,1( 02'(/ 3/('%521=(:$776 /80(16
/,1($5&(,/,1*/,*+7:$//02817('/,*+7%2//$5'%2//$5'
6&+(0$7,&6,7(/,*+7,1*3/$1%(*$',5(&7,21$/%2//$5' /2&$7(' 21:$/.:$< 02'(/ 3/('%521=(:$776 /80(16 127( $///,*+7),;785(672%(1,*+76.<&203/,$173(5&,7<2)6$1/8,62%,6325(48,50(176ATTACHMENT 3Packet Page 93
)2857+)/225
72+,*+3$5$3(7
72/2:3$5$3(7
)2$0&251,&( 02/',1*:678&&2),1,6+$7522)/2&$7,216
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)2857+)/225
72+,*+3$5$3(7
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72/2:3$5$3(7
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6&833(5:'2:1632873$,17('&(0(17%2$5'75,0$5281':,1'2:$7&(0(17%2$5'6,',1*/2&$7,21635(&$67&21&5(7(:$,16&27:6+$3('&$3$73$1(/6,',1*7(50,1$7,213$1(/,=('6,',1*&(0(173/$67(5(175<352-(&7('(175<&$123<$12',=('$/80,1,086725()52176<67(0325&(/$,17,/('DWH6FDOH6KHHW$6$5&+,7(&76-2+1621$9(18(6$1/8,62%,632&$ 3 ) 7+20$6(-(66$5&+,7(&7&[ [ 55,678',2$ )RRWKLOO
/55($/(67$7(,19(670(17*5283
(1/$5*('(/(9$7,216
&251,&('(7$,/
522)352-(&7,21'(7$,/
&251,&('(7$,/
:$,16&27'(7$,/ATTACHMENT 4Packet Page 94