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HomeMy WebLinkAboutr 10504 final design approval garden streetRESOLUTION NO. 10504 (2014 Series) A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL APPROVING THE FINAL DESIGN OF THE MODIFIED GARDEN STREET TERRACES MIXED -USE DEVELOPMENT PROJECT IN THE C -D & C -D -H ZONES (ARC 124 -06; 1119,1123-1127,1129-1137 GARDEN STREET AND 712, 720, 722, 728, 736, 748 MARSH STREET) WHEREAS, the applicant, Garden Street SLO Partners, LP, on August 8, 2013, submitted a request for architectural approval of a modification to the project design for a mixed - use development project in the downtown core known as Garden Street Terraces which was previously approved by the City Council on November 1, 2011 through City Council Resolution No. 10312 (2011 Series); and WHEREAS, the Architectural Review 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 November 18, 2013 for the purpose of evaluating the proposed revisions to the previously approved final design of the project and recommended final approval of the project design to the City Council; and WHEREAS, the City Council 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 March 4, 2014, pursuant to an application filed by Garden Street SLO Partners, LP, applicant for the purpose of considering ARC 124 -06, final design review for the Garden Street Terraces Project; and WHEREAS, the City Council has considered the Final Environmental Impact Report (EIR) that was previously certified by the Council on June 1, 2010, along with the Update to the Addendum prepared to update the EIR to be consistent with revised project plans; and WHEREAS, Section 15162 et seq. of the California Environmental Quality Act provides that a lead agency, such as the City of San Luis Obispo may determine that when an EIR has been certified for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in light of the whole record that one or more of the circumstances listed in that section have occurred as detailed in Finding No. 1 in Section 1; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law. R 10504 Resolution No. 10504 (2014 Series) Page 2 SECTION 1. Environmental Determination. The City Council finds and determines that the project's Final EIR as updated by the Update to the Addendum dated February, 2014 adequately addresses the potential significant environmental impacts of the proposed project in accordance with the California Environmental Quality Act and the City's Environmental Guidelines, and reflects the independent judgment of the Council. The Council has reviewed and considered the information contained in this Update to the Addendum in its consideration of the final project design and finds that the preparation of a subsequent EIR is not necessary, based on the following findings: Findings 1. None of the circumstances included in Section 15162, which require a subsequent EIR have occurred, specifically: a. The project changes do not result in new environmental impacts. b. The circumstances under which the project is undertaken will not require major changes to the EIR. c. The modified project does not require any substantive changes to previously approved mitigation measures. d. The amended and restated Memorandum of Agreement memorializes the changes in the project that the City of San Luis Obispo has determined are consistent with and was analyzed and any impacts to the extent feasible were mitigated in the certified EIR for the project, up to and including the addendum dated February 2014. 2. The proposed modifications to the project description are consistent with prior Council direction to update plans to be consistent with the Reduced Development and Project without Public Parking Spaces alternatives included in the certified Final EIR approved by the City Council on June 1, 2011. 3. All of the updated mitigation measures adopted by the Council with the Addendum dated November 2011 remain applicable and are reasonably necessary to reduce potentially significant impacts to less than significant levels and become project conditions. 4. The changes are consistent with City goals to promote the intensification of infill sites, respect the context of the site's setting in the Downtown Commercial Zone and Downtown Historical District, provide a project scale compatible with its surroundings, accommodate pedestrian flow through the site and onto adjacent streets, and bring economic vitality to the downtown core. The proposed scale and design of buildings will be compatible with surrounding uses as found by the City's Architectural Review Commission with their review of project plans and are consistent with the City's General Plan, Zoning Regulations, and Community Design Guidelines. Resolution No. 10504 (2014 Series) Page 3 SECTION 2. Action. The final design of the Garden Street Terraces Project (ARC 129- 13) is hereby approved, based on the following findings, and subject to the mitigation measures listed in the attached Exhibit A and the following conditions: Findings As designed and conditioned, the building materials, style, character, and form of the new structures within the project will promote the architectural character, style, form, and materials of the Downtown Commercial Zone and Downtown Historical District and complement the architectural character of the surrounding buildings and area consistent with the City's Historic Preservation Program Guidelines. 2. The project is consistent with standards contained in the City's Community Design Guidelines for the downtown, which encourage projects to be pedestrian- oriented, and to have proportions and design details that complement surrounding structures 3. The project's design is consistent with the design principles contained in Section 4.16 of the Land Use Element including providing pedestrian- oriented spaces on the ground floor of buildings, continuous storefronts, and upper floor dwellings and offices. 4. The project is consistent with the mitigation measures adopted by the City Council on June 1, 2010 with the certification of the Final Garden Street Terraces Project EIR, and with the Update to the Addendum approved by the City Council on November 1, 2011 with the review of the final project design. Conditions 1. Final project design and construction drawings shall be in substantial compliance with the project plans approved by the City Council. A separate full -size sheet shall be included in working drawings submitted for a building permit that list all conditions, and code requirements of project approval as Sheet No. 2. Reference should be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. The final design approval shall be valid for five years from the date of City Council approval. 3. The project is subject to all of the conditions approved through City Council Resolution No. 10183 (2010 Series) for a modified use permit and tentative tract map, and the conditions approved through City Council Resolution No. 10312 (2011 Series). If a previous condition is modified with this latest approval, the latter condition shall prevail and supersede the former wording of the condition. Any phasing of the overall project, shall receive Community Development and Public Works Department review and approval. Resolution No. 10504 (2014 Series) Page 4 4. All applicable mitigation measures contained in the Final EIR shall be included as conditions of approval and are included in the attached Exhibit A. Building Design 5. The colors and materials for the building shall be consistent with the color boards approved with the modified project design. Any modifications to the approved palettes shall be reviewed and approved by the Community Development Director prior to issuance of a building permit. Building colors shall be shown on the building elevations approved as part of working drawings. 6. To augment Condition No. 14 of City Council Resolution No. 10312 (2011 Series), plans shall clearly note that all stucco and plastered surfaces are not a sprayed -on product and have a smooth hand - finished appearance to the satisfaction of the Community Development Director. A sample of the finish shall be submitted prior to issuance of a building permit. 7. To augment Condition No. 18 of City Council Resolution No. 10312 (2011 Series), the sign program shall include language that Internally illuminated cabinet signs, including individual channel letters, are prohibited as a form of signage. 8. The specific design details of the planting and irrigation to create the vegetated wall shall be included on working drawings submitted for a building permit such that portions of the base wall visible from public views will be covered at all times. Planning 9. Consistent with Mitigation Measure TT -1 la, the applicant shall pay parking in -lieu fees for 13 spaces (private unmet parking demand) prior to the issuance of a building permit for the project. Individual tenant improvements will be evaluated to determine whether the parking requirement is increased and additional parking -in -lieu fees are required, such as with restaurant uses. 10. Hotel valet parking shall not be allowed on public streets. Should the parking demand for the hotel use exceed the project's on -site capacity, the demand may be accommodated through an off -site agreement with the City or other private party. 11. The 8 residential units in the project shall be exclusively used for residential purposes and not converted to transient lodging. Utilities 12. Submittal of a video inspection will be required for review and approval of the Utilities Department during the Building Permit Review process for all existing laterals that are proposed to be reused (referenced with Utility reference Note #3). If a new lateral is proposed, the existing lateral must be abandoned per City standards. Resolution No. 10504 (2014 Series) Page 5 13. Plans shall show the 8" PVC water main in Garden Street that was recently installed, confirmed with the record drawings for the 8" water main. 14. Each residential unit shall have a separate water meter installed in the sidewalk per City Standard 6210. To reduce the number of connections and service lines from the main to the meters, utilize City Standard 6260 wherever possible. If any of the commercial spaces will be sold as individual properties or condominium units in the future, individual meters to each privately owned commercial space will be required. This may be applicable to the commercial spaces along Garden Street. 15. Existing meters and service lines may not be appropriately sized to serve the proposed uses. Water service line size and meter size should be indicated on the plans. 16. Water services in Garden Alley driveway shall be relocated out of traffic area to adjacent sidewalk area per City Standard 6020. The existing water services shall be abandoned per City Standard 6050. 17. Fire service line size and connection detail to City water main shall be indicated on plan. 18. Correct the labeling on sheet C.6 to reflect the correct trash and recycling area. 19. Food preparation facilities shall provide an area inside to wash floor mats, equipment, and trash cans if not performed by an off -site service. The wash area shall be drained to the sanitary sewer. Fire 20. A minimum 16 feet unobstructed roadway width was agreed upon for Garden Street, inclusive of a 4 foot wide area adjacent to the project that has rolled curbs that fire apparatus can drive on and is clearly demarcated from the sidewalk. 21. This design has sleeping rooms with the rescue /escape windows facing Garden Alley. The window heights exceed the capability of fire department ground ladders and Garden alley is too narrow for ladder truck access. The latest edition of the Building and Fire Codes allows exceptions to this provision if the building is sprinklered and is built of Type I, IIA, or IIIA construction. The proposed construction type shall be Type IIIA, IIA or I for this portion of the project to mitigate access to rescue windows. 22. All new buildings shall have their fire sprinkler risers in a room on an exterior wall with an exterior access door. Please show these rooms on plans. 23. Recess fire department connections that are exposed to pedestrian traffic. Standpipes for manual firefighting operations are required on each level of the building. Resolution No. 10504 (2014 Series) Page 6 Building 24. If project is submitted on or after January 1, 2014, the 2013 California Codes will be the adopted and applicable Codes. 25. Plans show that project is to have two accessible parking spaces. Plans show the two spaces in tandem, please note that accessible parking spaces are not allowed to be in tandem. Section 1129B CBC Public Works and Transportation 26. Amend Condition No. 25 of City Council Resolution No. 10312 (2011 Series) as follows. Plans submitted for a building permit shall address the following items related to the public improvements for Garden Street, Marsh Street, Broad Street, and Garden Alley: a. Complete details for the in- ground pavement lights across Higuera at Garden Street. b. Final loading zone areas, design, and displacements. c. Detail any public art proposals within the public right -of -way. d. Detailed parking meter layout for the angled parking spaces. e. Inclusion of at least one accessible parking space. f. Restoration and /or improvement of the existing bicycle racks on Garden Street and the public racks located with Parking Lot #2. The racks shall be located in the general area of the existing racks and areas of future need. In- street bike racks may be considered along Broad Street. g. Final parkway or streetscape design including pedestrian streetlights, tree grate upgrades, Mission Style sidewalk tile band details, and accessible crossings. h. The proposed roll -curb and fire lane markings (red curb) shall be maintained by the developer or property owner association by agreement with the City. Street sweeping along the roll -curb and "saw- tooth" curb line where not cleared with standard City street sweeping will be the responsibility of the developer or property owner association. i. The existing 8' sidewalk along the West side of Garden Street shall be improved to 12' in width from Marsh Street to Higuera Street. j. Public Improvement plans and record drawings will be required for the work within the public right -of -way. Upon motion of Council Member Ashbaugh, seconded by Vice Mayor Christianson, and on the following roll call vote: AYES: Council Member Ashbaugh, Vice Mayor Christianson and Mayor Marx NOES: Council Member Smith ABSTAINED: Council Member Carpenter ABSENT: None Resolution No. 10504 (2014 Series) Page 7 The foregoing resolution was adopted this 4th day of March 2014. �fI, May r an Marx ATTEST: r Jr 'hristine Dietric City Attorney