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.
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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)
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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)
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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.
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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)
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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.
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May r an Marx
ATTEST:
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Jr 'hristine Dietric
City Attorney