HomeMy WebLinkAbout9/17/2018 Item 2, Bell
MEMORANDUM
DATE:September 13, 2018
TO:Architectural Review Commission
BY:Kyle Bell, Associate Planner
FROM: Doug Davidson, Deputy Director DD
SUBJECT:Item#2 -ARCH-1196-2018(950 OrcuttRoad)Additionalconditionsto be
included in the Draft Resolution for the Architectural Review Commission
hearing scheduled for September 7, 2018.
Theattached revised Draft Resolution includes additionalconditionsfrom the Engineering and
Transportation Divisions for consideration by the ARC tobeincorporatedinto the Draft Resolution
ofthe project at950 Orcutt Road (ARCH-1196-2018)scheduledforaction on September 17, 2018.
Please see revised Conditions2253,andConditions 55 & 56(Attachment 1).
ATTACHMENTS
1.RevisedDraft Resolution
ATTACHMENT 1
RESOLUTION NO. ARC-XXXX-18
ARESOLUTION OF THE SAN LUIS OBISPOARCHITECTURAL
REVIEW COMMISSIONAPPROVINGTHE DEVELOPMENT OF A ONE
TO THREE-STORY MIXED-USE DEVELOPMENT CONSISTING OF 78
APARTMENT UNITS AND 6,800 SQUARE FEET OFCOMMERCIAL
SPACE WITH A 4,000 SQUARE FOOT AMENITY STRUCTURE AND
THREE MECHANICAL PARKING LIFT STRUCTURES.THE PROJECT
ISCATEGORICAL EXEMPT FROM ENVIRONMENTAL REVIEW.AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED SEPTEMBER 17,2018 (950 ORCUTT ROAD,ARCH-1196-2018)
WHEREAS,the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on April 11, 2018, continued the project to a date uncertain and provided directional
items to the applicant and staff,pursuant to a proceeding instituted under USE-1197-2017,
Andrew Fuller, applicant; and
WHEREAS,the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 PalmStreet, San Luis Obispo,
California, on July 11, 2018, approving the use permit with directionto the applicant and staff to
be addressed by the ARC,pursuant to a proceeding instituted under USE-1197-2017, Andrew
Fuller, applicant; and
WHEREAS,theArchitectural 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, onAugust 6, 2018,continued the project to a date uncertain and provided
directional items to the applicant and staff,pursuant to a proceeding instituted under ARCH-
1196-2018,Andrew Fuller, 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 ofsaid public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVEDby 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-1196-2018), based on the following findings:
1.As conditioned, theproject 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 will be compatible with the scale and character of the neighborhood.
ATTACHMENT 1
Resolution No. ARC-XXXX-18
950 Orcutt Road,ARCH-1196-2018
Page2
2.The project is consistent with Housing Element because the project provides a variety of
residential types, sizes, and style of dwellings. Housing Element Program 6.15 identifies the
project site within the South Broad Street corridor (which includes properties along Orcutt
Road) as an area for higher-density, infill, or mixed-use housing.
3.
and 3.8.5 (Mixed Uses) because the project provides residential dwellings within a
commercial district near neighborhood commercial centers, major activity nodes and transit
opportunities. Housing at this location is and can be compatible with the proposed and
existing commercial uses on-site and on adjacent properties.
4.As conditioned, the project is consistent with the Zoning Regulations,since the proposed
building design complies with all property development standards including height,
setbacks,coverage, density, andparkingfor the Manufacturing(M) zone.
5.As conditioned, the project design is consistentwith the Community Design Guidelines by
providing a variety of architectural treatments that addvisual interest and articulation to the
building designthatcomplements the design and scale of the existing structures in the
surrounding neighborhood(CDG, Chapter 5.4).
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 notinclude mandatory code
requirements. Code compliance will be verified during the plan check process, which may
include additional requirements applicable to theproject.The Architectural Review Commission
(ARC) hereby grants final approval to the project with incorporation of the following conditions:
PlanningDivision
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-1196-2018). A
separate,full-size sheet shall be included in working drawings submitted for a building
permit that lists allconditions 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.
ATTACHMENT 1
Resolution No. ARC-XXXX-18
950 Orcutt Road,ARCH-1196-2018
Page3
2.The project shall comply with conditions established under Planning Commission Use
Permit USE-1197-2018.
3.Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvementsincluding proposed carport over the accessible
parking stalls. Colors and materials shall be consistent with the color and material board
submitted with Architectural Review application.
4.Plans submitted for a building permit shall include recessed window details and all other
details including but not limited to awnings, and 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.
5.The trash enclosure shall be design 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.Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards not to exceed a maintained value of 10
foot-candles. The locations of all lighting, including bollard style landscaping orpath
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 ofthe proposed
lighting fixturesand cut-sheetson the submitted building plans. The selected fixture(s) shall
be shielded to ensure that light is directed downwardconsistent with the requirements of the
Regulations.
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
ATTACHMENT 1
Resolution No. ARC-XXXX-18
950 Orcutt Road,ARCH-1196-2018
Page4
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.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, andtrees
with corresponding symbols for each plant material showing their specific locations on
plans, preference shall be provided for evergreen trees and landscaping species.Project
plans shall include dense evergreen landscaping between the parking liftsand property line
as seen from the railroad, to the satisfaction of the Community Development Director.
10.The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed. Where
possible, as determined by the Utilities Director, equipment shall be located inside the
building within 20 feet of the front property line. Where this is not possible, as determined
by the Utilities Director, the back flow preventer and double-check assembly shall be
located in the street yard and screened using a combination of paint color, landscaping and,
if deemed appropriate by the CommunityDevelopment Director, a low wall. The size and
configuration of such equipment shall be subject to review and approval by the Utilities and
Community Development Directors.
11.Any new proposed signageor muralsshall 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. The Director may refer
signage to the ARC if it seemsexcessive or out of character with the project.
UtilitiesDepartment
12.The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is obtained, andshall have reasonable alignments
needed for maintenance of public infrastructure along public roads.
13.The project site has been known to contain abandoned septic tanks. During demolition or
grading operations, all encountered septic tanks shall be destroyed per current code
standards. New sewer lateral services shall be installed per latest engineering design
standards to ensure that existing sewer piping is completely removed from existing septic
tanks.
14.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.
ATTACHMENT 1
Resolution No. ARC-XXXX-18
950 Orcutt Road,ARCH-1196-2018
Page5
15.Any private sewer services that cross one 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.
16.The project will be responsible for contributing its fair share for off-site improvements to
Sacramento Street. Pending publication of the 2018 Capacity and Connection Fees, the fair
share will be included in the 2018 Impact Fee schedule, or it will be included in a
reimbursement agreement for the sewer capacity expansion programed from manhole M15-
1 to manhole M14-8.
17.ial uses shall be metered separately with one master
separate parcels will be supplied through individual water service connections and private
service lines shall not cross parcel boundaries.
18.All dwelling units serviced by a public master meter are to be individually sub-metered with
a private meter.
19.
project shall utilize recycled. The project shall install 350-
along the south frontage, or along Orcutt Road, to the satisfaction of the Utilities Director.
20.The private irrigation system shall be designed and operated as described consistent with
recycle
requirement that sites utilizing recycled water require backflow protection on all potable
service connections. Three sets of irrigation plans shall be submitted to the Building
21.Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and
refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall
be accommodated within the site for waste, recycling, and organics.
Engineering Division PublicWorks/Community Development
22.An encroachment permit will be required from the Public Works Department for any work
or construction stagingin the public right-of-way.
23.A traffic control plan and/or pedestrian control plan shall be approved prior to
encroachment permit issuance for work in the public right-of-way.
24.Any sections of damaged or displaced curb, gutter & sidewalk shallbe repaired or replaced
to the satisfaction of the Public Works Department.
25.The existing curb ramp at the northeast corner of the Orcutt/Duncan intersection shall be
ATTACHMENT 1
Resolution No. ARC-XXXX-18
950 Orcutt Road,ARCH-1196-2018
Page6
replaced, altered or upgraded to comply with current ADA and City Engineering Standards.
Sufficient right of way to
accommodate the curb ramp shall be dedicated to the City prior to building permit issuance.
26.Complete frontage improvements will be required as a condition of the building permit.
The improvements shall be constructed in accordance with theCityEngineering Standards
in effect at the time of encroachment permit issuance.These improvements shall include
installation of sidewalk along Duncan Roadand installation of street lights alongDuncan
Roadand OrcuttRoad.Widening of the sidewalk at the street light locations and other
obstructions may be required to accommodate ADA access.
27.Prior to building permit issuance, the applicant shall dedicate astreet orpedestrian easement
to the City for the new sidewalk along Duncan Roadandthe ADA extensions at the drive
approaches.
28.The existing drive approacheson Orcutt Road and Duncan Road shall be removed and
replaced with City standard curb, gutter, and sidewalk.
29.Thetraffic signaldesign at the intersection of Orcutt/Duncanshall be completed under a
separate public improvement plan submittal. These improvements may need to include
restriping of the intersection, relocation of the existing fire hydrant,and reconstruction of
existing curb, gutter, sidewalk, cross-gutter, and curb ramp. A separate plan review feefor
this improvement plan submittal shallbe paidto the Public Works Department at the rate in
effect at time of submittal.
30.Any additional right-of-way necessary to accommodate the traffic signal improvements
shall be dedicated to the City prior to building permit issuance.
31.The building plan submittal shall showthe right-of-way width, location of frontage
improvements, dimensions and bearings for all property lines,and all easements and
dedications. All existing and proposed frontage improvements, utility installations, and
drainage improvements shall also be shown.
32.Longitudinal encroachments of private infrastructure, such as storm drain lines, within the
street right-of-way or public utility easements will not be allowed unless otherwise
approved by the City Engineer.
33.Prior to building permit issuance, the owner shall relinquish allvehicular access rights along
theOrcuttfrontage.
34.
shall be dedicated along the Orcutt and Duncan frontages.
35.Prior to building permit issuance, a street easement shall be dedicated to the City for the
future grade separation crossing on Orcutt Road at the railroad tracks.
ATTACHMENT 1
Resolution No. ARC-XXXX-18
950 Orcutt Road,ARCH-1196-2018
Page7
36.The applicant shall construct a Class I bike path along the Orcutt Road frontage prior to
occupancy. Prior to building permit issuance, sufficient right-of-way to accommodate the
Class I path shall be dedicated to the City.
37.The exact location of the existing storm drain line along the north property line shall be
determined in the field and shown on the building plan submittal. No walls, footings,
structures, utilities, or other conflictin
drain line. A storm drain easement may be required for this line depending on its location.
38.Prior to occupancy any monuments of record that define or control the property boundary or
adjacent street right-of-way shall be verified in the field, and if said monuments are missing,
then the monuments shall be reset and a record of survey or corner record shall be filed
accordingly, unless otherwise waived by the Public Works Director.
39.Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, maneuverability, slopes, drainage, and materials.
Alternate paving materials are recommended for water quantity and/or quality control
purposes and in the area of existing or proposed trees and where the driveway or parking
area may occur within the dripline of any tree. Alternate paving material shall be approved
to the satisfaction of the Planning Division.
40.Show the location of the proposed mail receptacles or mail box unit (MBU) to the
satisfaction of the Post Master and the City Engineer. Provide a mailbox unit or multiple
units to serve all dwelling units and commercial spaces in this development as required by
-of-way or public
sidewalk area unless specifically approved by the City Engineer. Contact the Post Master at
543-2605 to establish any recommendations regarding the number, size, location, and
41.The building plan submittal shall show the existing utility polesalongtheDuncan Road
frontageto be removed and overhead utility wires placed underground to the satisfaction of
the serving utility companies and the City. New and existing wire utilities including
electrical service, phone, and cable TV shall be placed underground.
42.The building plansubmittalshall clearly show the location of the fire service lateral, riser,
Fire Department Connection (FDC), and appurtenances. The FDC or other equipment shall
not encroach into the public right-of-way or public sidewalk area. Recessed equipment
shall be provided to the satisfaction of the Fire Marshal.
43.Any existing water and sewer services not being reusedshall be abandoned at the main.
44.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
ATTACHMENT 1
Resolution No. ARC-XXXX-18
950 Orcutt Road,ARCH-1196-2018
Page8
the City Engineering Standard 1010.B regarding water quality treatment prior to discharge
to the storm drain system or gutter.
45.The building plan submittal shall show the location of any existing private water well and
private waste disposal system for reference if applicable. Show or note the disposition of
any well, septic tank, or leach field. Abandonment of a water well or private waste disposal
system shall be in accordance with local ordinance, plumbing code requirements, and state
requirements.
46.The building plan submittal shall include a complete grading, drainage and topo plan. The
the property lines in accordance with the grading ordinance. The plan shall consider
historic offsite drainage tributary to this property that may need to be conveyed along with
the improved on-site drainage.Include the finished floor elevation of the proposed
structures. Show all existing and proposed drainage courses, pipes and structures; indicate
the size, type and material.
47.Where feasible, the on-site drainage inlets shall be open-bottomed sumped inlets to facilitate
groundwater recharge and water quality treatment.
48.The building plan submittal shall include a complete drainage report and plans prepared in
accordance with the Waterways Management Plan, Volume III, Drainage Design Manual
and the Post Construction Stormwater Requirements as promulgated by the Regional Water
Quality Control Board.
49.Provide a Private Stormwater Conveyance System Management and Maintenance
Agreement on a form provided by the city. The agreement shall be recorded and shall
reference any separate maintenance program documents and the approved building plans.
50.AnOperations &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.
51.The building plan submittal shall include a copy of the Storm Water Pollution Prevention
Plan (SWPPP) for reference. Incorporate any erosion control measures into the building
plans as required by the Board, identified in the SWPPP, and in accordance with Section 10
e building plan submittal shall include
reference to the WDID number on the grading and erosion control plans for reference.
52.EPA Requirement: General Construction Activity Storm Water Permits are required for all
storm water discharges associated with a construction activity where clearing, grading and
excavation results in land disturbance of one or more acres. Permits are required until the
construction is complete. To be covered by a General Construction Activity Permit, the
owner(s) of land where construction activity occurs must submit a completed "Notice of
Intent" (NOI) form, with the appropriate fee, to the State Water Resources Control Board
ATTACHMENT 1
Resolution No. ARC-XXXX-18
950 Orcutt Road,ARCH-1196-2018
Page9
(SWRCB).An application is required to the State Board under their recently adopted
Stormwater Multi-Application, Reporting, and Tracking System (SMARTS).
53.One 15-gallon street tree is required for each 35 lineal feet of frontage. The City Arborist
shall approve the tree species and planting requirements.
Transportation Division Public Works
54.Prior to building permit issuance, the applicant shall incorporate a design of a Class 1 bike
path on Orcutt Road along the project frontage per the City Bicycle Transportation Plan,to
the satisfaction of the Public Works Director.
55.Fair-share Transportation Impact fees shall be paid prior to building permit issuance for the
following improvements. The fee shall be based oneach new P.M.Peak Hour Trip
generated by the project traveling through the intersection, subject to the approval of the
Public Works Director.
a.Orcutt Road Widening from Sacramento Drive to Laurel Lane
b.Intersection widening and improvements to theSouth/Broad/Santa Barbara Street
Intersection
c.The installation of a traffic signal at the intersection of Broad Street and Woodbridge
56.The existing median in Orcutt Road shall be extended along the project frontage from its
existing terminus at the railroad tracks to Duncan Road, unless otherwise approved by the
Public Works Director.
BuildingDepartment
22.57.Plans submitted for a building permit shall provide accessible parking for each type of
parking facility in accordance with CBC 1109A and 11B-208.
23.58.Plans submitted for a building permit shall providean elevator for theamenity building,
subject to provisions of CBC 11B-206 based on occupancy and tothe satisfaction of the
Chief Building Official and Community Development Director.
Indemnification
24.59.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
Indemnified Claim upon being presented with the Indemnified Claim and the City shall
fully cooperate in the defense against an Indemnified Claim.
ATTACHMENT 1
Resolution No. ARC-XXXX-18
950 Orcutt Road,ARCH-1196-2018
Page10
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
th
The foregoingresolution was passed and adopted this 17day of September, 2018.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission