HomeMy WebLinkAboutARC-1000-16 (ARCH-1430-2015 -- 2450 Victoria Avenue)RESOLUTION NO. ARC -1000-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE DEVELOPMENT OF 25
LIVE/WORK UNITS AND 18 RESIDENTIAL UNITS THROUGHOUT
EIGHT NEW BUILDINGS WITH A 21% PARKING REDUCTION,
WHICH ALSO INCLUDES THE EXTENSION OF VICTORIA AVENUE,
AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED FEBRUARY 8, 2016 - 2450 VICTORIA AVENUE (ARCH -1430-
2015)
WHEREAS, the Architectural 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, on February 8, 2016, pursuant to a proceeding instituted under ARCH -1430-
2015, Pc Opportunity 3, 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. FiMina:. The Architectural Review Commission hereby grants final
approval to the project (ARCH -1430-2015), based on the following findings:
1. 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 will be compatible with site
constraints and the scale and character of the neighborhood.
2. The proposed project is consistent with Land Use Element policies 2.3.6 (Housing &
Businesses) and 3.8.5 (Mixed Uses), because the project provides residential dwellings and
live/work units within a commercial district that is appropriate and compatible with the
existing neighborhood.
3. The project is consistent with the Housing Element because the project provides a variety of
residential types, sizes, and style of dwellings (HE Goal 5), and encourages a mix of
live/work units where housing and other commercial uses are compatible (HE 5.2).
4. The project is consistent with the Conservation and Open Space Element policy 4.4.3
because the project promotes higher -density, compact housing to achieve more efficient use
of public facilities and services and to improve the jobs/housing balance.
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5. The project design maintains consistency with the City's Community Design Guidelines by
providing architectural interest and an attractive style which complements the character and
scale of the existing neighborhood.
6. The design of the project is consistent with the development standards of the South Broad
Street Area Plan and has been designed in accordance with the Broad Street Village
Contemporary style which is an appropriate architectural style for live/work and multi-
family housing types.
7. As conditioned, the proposed 10% bicycle parking reduction is appropriate for the site
because the proposed project includes an additional 40 bicycle parking spaces to be
provided for the residences (Zoning Regulations 17.16.060.G.2).
8. As conditioned, the Automobile Trip Reduction plan provided by the applicant requests an
additional 11 % parking reduction which is consistent with the intent of the South Broad
Street Area Plan to minimize area devoted exclusively to parking and driveways by
providing programs such as car -sharing and information sharing to be managed by the
Home Owner's Association.
SECTION 2. Environmental Review. The project is 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 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.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning
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 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.
2. The trash enclosure located on the corner of Alphonso Street and Victoria Avenue is
allowed within the required yard. The north and east side of the enclosure shall be screened
with large shrubs and/or trees, subject to the approval of the Community Development
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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.
3. Prior to the issuance of a building permit, the Trip Reduction Plan shall be revised to clearly
identify the Home Owner's Association responsibility for monitoring and reporting the
progress of the Trip Reduction Program to the satisfaction of the Community Development
Director and the Transportation Division. The Trip Reduction Plan shall be clear on the
performance measures, how they will be monitored/measured, and what actions will be
taken if the number of parking spaces is insufficient upon full occupancy and operation of
the project. The HOA will be responsible for coordinating annual surveys, reporting to the
city, and providing current and up to date program information to residents.
4. The applicant is encouraged to consider incorporating public art as part of the project rather
than paying the in -lieu fee.
5. Plans submitted for a building permit shall demonstrate compliance with bicycle parking
space requirement under Table 6.5 of the Zoning Regulations, and comply with Section
17.16.060G for the 10% bicycle reduction to provide an additional 40 bicycle parking
spaces, to the satisfaction of the City Engineer and Community Development Director.
6. 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.
7. The locations of all lighting, including bollard style landscaping or path 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 of the proposed lighting fixtures and cut -
sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure
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.
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
provide adequate screening. A line -of -sight diagram shall be included to confirm that
proposed screening will be adequate. This condition applies to both initial project
construction and later building modifications and improvements.
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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, and trees
with corresponding symbols for each plant material showing their specific locations on
plans.
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 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.
11. 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.
Building
12. Construction plans submitted for review will include a complete code analysis for allowable
area and construction type. Review of the general information provided for entitlement is
cursory and does not guarantee code compliance for a future construction submittal.
13. Future subdivision of the project is not within the purview of this review. Additional
conditions will apply to future subdivision of the project.
14. Projects submitted for review prior to a code change cycle must complete approval and be
issued for construction within six months of the effective date of the new code. Those
permits will be valid for a period of six months (one year from the effective date of the new
code) and will expire if the permit is not acted on in that time frame. Extensions of time will
not be granted.
15. Openings allowed in buildings less than 20 feet from the property line are limited. This
project was not reviewed for compliance with the current regulations. Review of the
requirement will be performed as part of the construction plan submittal and may change
the exterior elevations of the building.
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16. The applicant shall submit for addressing of the structure prior to submission of
construction drawings. All future submissions will include the address of the units to be
constructed or modified.
17. Underlying lots must be merged into a single parcel or the tract/parcel map must be
recorded prior to building permit issuance.
Transportation
18. Intersection of Woodbridge St. and Victoria Ave. shall be redesigned such that the
crosswalk is not behind the stop bar and the intersection is properly aligned to the
satisfaction of the Public Works Dept.
19. Bulbouts shall be redesigned to provide adequate radii for street sweeping.
20. Maintenance of the parking Tee's shall be the responsibility of the property association. In
the event the Tee's become faded, are paved over by the City for maintenance purposes, or
for any reason are no longer visible the property association is responsible for to
maintaining them. Otherwise no Tee's will be provided. When conducting maintenance
work within the public right of way the property association will need to apply for the
necessary encroachment permits.
Public Works
21. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050.
22. The building plan submittal shall show and label all existing and proposed public or private
easements for reference. Any required on-site or off-site easements shall be recorded prior
to building permit issuance.
23. The development plan requires the abandonment and relocation of a public sewer easement
and Victoria Street extension. The process to approve the realignment of the sewer and
street easements shall be completed prior to permit issuance.
24. The improvement plan submittal shall confirm the location of the existing sewer main and
public easement to remain across the east side development. The existing easement shall be
shown in accordance with latest sewer easement Document No. 2003-136323. If the
existing sewer main falls outside the existing easement or is not otherwise generally
centered in the easement, then an additional offer of dedication will be required to cover the
public main to the satisfaction of the Public Works and Utilities Departments.
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25. The parcel map improvement plans shall include complete details of the required Victoria
Avenue Extension, frontage improvements, and intersection improvements in accordance
with the City Engineering Standards in effect at the time of improvement plan submittal
and/or encroachment permit issuance. The plans shall also show compliance with the South
Broad Street Corridor Plan. Any conflicts between the City Engineering Standards and
intent of the corridor plan shall be reviewed and approved to the satisfaction of the City
Engineer and Community Development Director.
26. The subdivision improvement plans/public improvement plans shall include all public
utility installations, upgrades, and/or relocations per City Engineering Standards. Final line
and grade for the street improvements and utilities shall be approved by the City of San Luis
Obispo.
27. The development and/or subdivision improvement plans shall be approved prior to building
permit issuance. The improvement plans shall be submitted to the Engineering
Development Review Division along with a completed improvement plan application,
engineer's estimate of probable cost, and the required improvement plan review fee. A
separate Public Works Department inspection fee will be required prior to improvement
plan approval and encroachment permit issuance.
28. The several proposed project access drives from the adjoining public streets shall be
provided by a City Engineering Standard driveway approach rather than the street/alley type
entrances shown on the ARC plans.
29. Unless otherwise approved by the Public Works Department, the Victoria -Woodbridge
intersection shall be constructed with curb ramps and crossings at all four corners. The
design shall generally be in accordance with the "Village Street" section of the corridor
plan. The final design shall consider the design implications of directional ramps and radial
ramps and the connectivity to the existing off-site radial ramp to remain.
30. The improvement plans shall show all existing and proposed fire hydrants located along the
existing streets and proposed Victoria Street extension per City Engineering Standards and
to the satisfaction of the Fire Department. Hydrant density, spacing, and locations shall be
approved in conjunction with the improvement plan submittal. If additional hydrant(s) are
needed along the Victoria extension, then a public hydrant located off a public water main
extension will be required.
31. Unless otherwise deemed necessary by the Fire Department, the required fire hydrants shall
be located along the adjoining public street rather than providing on-site/private hydrants.
If on-site hydrants are required or proposed by the developer for redundancy, the hydrant
locations, backflow device(s), landscape screening, and access shall be approved to the
satisfaction of the Fire Department and Planning Division.
32. The building permit plan submittal shall include all required parking lot improvements,
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dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage,
pavement marking, signage, and striping in accordance with the Parking and Driveway
Standards and disabled access requirements of the CBC.
33. The proposed bike racks shall be located outside the public right-of-way. Bike racks
located within public utility easements may be approved with the recordation of an
encroachment agreement.
34. 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. Ownership boundaries and/or easements shall be
considered in the final design. Any common storage areas shall be maintained by the
Homeowner's/Property Owner's Association and shall be included in the CCR's or other
property maintenance agreement accordingly.
35. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
Services to the new structures shall be underground. All work in the public right-of-way
shall be shown or noted.
36. The building plan submittal shall show the location of the fire service lateral, double-check
assembly, and fire department connection (FDC) on the site utility plan. Show the location
of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the
Planning Divisions architectural guidelines. Provide access to the fire riser and
appurtenances in accordance with the UFC and as approved by the Fire Marshal. Clarify to
the satisfaction of the Fire Marshal whether an FDC should be provided at the double-check
assembly or on the respective buildings.
37. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as regulated by the Regional Water Quality Control Board for redeveloped
sites. Include a complete Post Construction Stormwater Control Plan Template as available
on the City's Website.
38. The project drainage report, plans, and Post Construction Stormwater Regulation
compliance strategy shall include complete details and approvals related to the treatment of
any existing or proposed new public street storm run-off in accordance with the standards.
Run-on from neighboring properties or adjoining streets shall be considered in the analysis.
39. An operations and 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. A private
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stormwater conveyance agreement will be required and shall be recorded prior to final
inspection approvals.
40. EPA Requirement: General Construction Activity Storm Water Permits are required for all
storm water discharges associated with a construction activity where clearing, grading or
excavations result in land disturbance of one or more acres. Storm water discharges of less
than one acre, but which is part of a larger common plan of development or sale, also
requires a permit. 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 Regional Water Quality Control Board. An application is required to the State
Board under their recently adopted Stormwater Multi -Application, Reporting, and Tracking
System (SMARTS).
41. The building plan submittal shall include a complete grading, drainage and topo plan. The
grading and drainage plan shall show existing structures and grades located within 15' of
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. This development will alter and/or increase the storm water
runoff from this site. The improved or altered drainage shall be directed to the street and
not across adjoining property lines unless the drainage is conveyed within recorded
easements or existing waterways.
42. The building plan submittal shall show all existing trees on the property with a trunk
diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies
and/or root systems that extend onto the property shall be shown for reference. The plan
shall note which trees are to remain and which trees are proposed for removal. Include the
diameter and species of all trees. Tree canopies should generally be shown to scale for
reference. Tree removals may require approval by the City Arborist and/or Tree
Committee. The plan shall show all existing and proposed street trees.
43. The building plan submittal shall show all required street trees. Street trees are generally
required at a rate of one 15 -gallon street tree for each 35 lineal feet of frontage. The City
Arborist and Planning Division shall approve the tree species and planting requirements in
accordance with City Engineering Standards and the corridor plan.
Utilities
44. Privately owned sub -meters shall be provided for residential condominiums. 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.
45. The project's Landscape Plan shall be revised as the project's estimated water use exceeds
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50 percent of maximum applied water allowance (MAWA) which is required during the
current declared drought emergency.
46. The project proposes the abandonment of the existing 6" sewer main on Victoria Avenue
and the installation of a new 18" sewer main. Applicant shall coordinate with the City's
Utilities Department for the tie over to the new 18" sewer main including providing a
bypass/tie-over plan for review prior to issuance of a Building Permit.
47. Applicant shall abandon the existing manhole and provide a new cleanout at the end of the
abandoned 6" main at the intersection of Woodbridge and Victoria.
48. All proposed sewer main abandonments shall be per City standard. Where the abandoned
18 -inch main is to be disconnected from the manhole that remains, the manhole shall be
plugged with non -shrink grout.
Code Requirements
1. This project shall comply with the current adopted Construction Codes of the City of San
Luis Obispo at that time of submission of construction plans for review.
2. Parking areas that do not communicate directly with a residential unit shall be designed as
S-2 occupancies.
3. Any roof top penthouse construction shall be limited to non -habitable unconditioned space.
Useable enclosed space on the roof will be considered an additional story as defined by the
building code.
4. Site development shall comply with the current California codes and ADA requirements.
All common facilities and access routes shall be reviewed and approved to the satisfaction
of the Building Division.
5. The proposed 18 -inch sewer main on Victoria Avenue shall be constructed of HDPE per
City standards.
6. The proposed private sewer laterals shall connect to the City's sewer main with a wye
connection (not at a manhole) per City standards.
7. Existing sewer laterals serving the property shall be abandoned per City standards.
8. Potable city water shall not be used for major construction activities, such as grading and
dust control, as required under Prohibited Water Uses; Chapter 17.07.070.0 of the City's
Municipal Code. Recycled water is available through the City's Construction Water Permit
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program. Information on the program is available at:
http://www.slocity.org/homelshowdocument?id=5909
On motion by Commissioner Root, seconded by Commissioner Soll, and on the following roll
call vote:
AYES: Commissioners Curtis, Ehdaie, Nemcik, Root, Soll, and Wynn
NOES: Commissioner Andreen
REFRAIN: None.
ABSENT: None.
The foregoing resolution was passed and adopted this 8th day of February, 2016.
Doug Qa idson, Secretary
Architectural Review Commission