HomeMy WebLinkAboutARC-1013-2018 (ARCH-1186-2017 -- 790 Foothill Blvd.)RESOLUTION NO. ARC-1013-2018
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 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 approves the
project design (ARCH-1186-2017), based on the following findings:
1. 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.
2. 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.
3. 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 Architectural Review Commission hereby
determines that approval of the design of the project is categorically exempt from environmental
review under the California Environmental Quality Act because the project is a Class 32 "In-Fill
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Development Project" within the meaning of Section 15332 of the CEQA Guidelines. The design
of the project is consistent with General Plan policies for the land use designation and is consistent
with the applicable zoning designation and regulations. The project site occurs on a property of no
more than five acres substantially surrounded by urban uses that has no value as habitat for
endangered, rare or threatened species as the site is located on an existing developed property and
is served by required utilities and public services.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby approves the
project design subject to the following conditions of approval:
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 oflisted 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.
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.
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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.
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
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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 I 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).
15. Full and final approval of the proposed project is expressly contingent upon the Planning
Commission's approval of a use permit (Application No. USE 1187-2017) per San Luis
Obispo Municipal Code section 17.53.020 because the project site is located in the Foothill
Boulevard/Santa Rosa Special Focus Area. This condition of approval acknowledges that
the Planning Commission's approval or denial of a use permit is subject to appeal to the
City Council.
16. Each of the building segments shall be revised to convey separate identities using cohesive
color and materials to the satisfaction of the Community Development Director. Plans
submitted for a building permit shall include color elevations that illustrate the revised
color and material changes.
17 . The project shall include more intentional articulation in the form of awnings, window sills,
etc., especially along the west elevation to the satisfaction of the Community Development
Director.
18. The roof line of the fourth floor shall be revised to include varying heights and more
transparency to the satisfaction of the Community Development Director.
Utilities Department
19. Water service to the project's commercial space shall be master metered with submeters
for individual commercial tenants.
20. 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.
21. The project's frontage improvements shall include 230-feet of 8" sewer main along Chorro
(sewer manhole 106-35 to 106-19). If the proposed sewer main improvements result in a
reduction on inflow or infiltration flows, the project will be credited with a reduction
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against the sewer offset requirement listed below and shall be made to the satisfaction of
the Utilities Director.
22. 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.
23. 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.
24. 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.
25. 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.
26. If commercial uses in the project include food preparation, prov1s1ons 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.
27. 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.
28. 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.
29. 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.
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Transportation -Public Works Department
30. Development necessitates a signalized exit to the Broad and Foothill intersection. Per the
Transportation Impact Study dated April 2018, the development shall "modify traffic
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:
• 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 comer 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 A TC 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 A TC-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.
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31. 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.
32. 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.
33. 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.
34. 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
35. 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.
36. The building plan submittal shall show street trees with tree wells, grates and guards to the
approval of the City Arborist and in accordance with City Engineering Standards. Tree
species and sizes and all associated planting requirements shall be per City Engineering
Standards, and shall incorporate the use of structural soils, subject to the approval of the
City Arborist and Community Development Director, as appropriate.
37. 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
38. 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.
39. 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.
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40. 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.
41. 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 new sidewalk at
the truck pull-out.
42. 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.
43. The definition of uses allowed with trash truck tum-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 tum-out details and design shall be
approved to the satisfaction of the Public Works Department.
44. 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.
45. 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.
46. 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.
47. The curb ramp located at the comer 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.
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48. 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.
49. 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.
50. 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 abandonment 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.
51. 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.
52. 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 exhaust reasonable efforts to eliminate/relocate the
PGE l 2K v terminal end pole if practical to the satisfaction of the City. The applicant shall
exhaust reasonable efforts to underground the existing lone reach of A TT cable between
the two poles on N. Chorro if practical to the satisfaction of the City.
53. 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.
54. 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 77 4 Foothill.
55. 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.
56. 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.
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57. 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.
58. 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.
59. 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.
60. The building plan submittal shall include a drainage report, plan details, and
documentation showing compliance with the Post Construction Stormwater Regulations.
An 0 & M Manuel and Private Stormwater Conveyance Agreement shall be provided and
approved/recorded as a condition of development.
61. 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.
62. 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
63. 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 Smith, and on the following
roll call vote:
A YES: Commissioners Rolph, Smith and Chair Root
NOES: Commissioner Soll and Vice-Chair Nemcik
REFRAIN:
ABSENT: Commissioners Beller and Withers
The foregoing resolution was passed and adopted this 161h day of July 2018.
Doug~
Architectural Review Commission