HomeMy WebLinkAboutARC-1020-16 (ARCH-3144-2016 -- 870 Industrial Way)RESOLUTION NO. ARC -1020-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING A NEW TWO STORY
INDUSTRIAL BUILDING THAT INCLUDES 30,275 SQUARE FEET OF
MANUFACTURING/WAREHOUSING SPACE AND A 10% PARKING
REDUCTION TO ACCOMMODATE THE EXPANSION OF THE
EXISTING BUSINESS ON SITE, WITH A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED OCTOBER 3, 2016
(870 INDUSTRIAL WAY ARCH -3144-2016)
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 October 3, 2016, pursuant to a proceeding instituted under ARCH -3144-
2016, Dave Schlossberg, 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 grants final
approval to the project (ARCH -3144-2016), based on the following findings:
1. As conditioned, 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 project is consistent with the General Plan Land Use Element which establishes
Community Goals for Society and Economy in order to retain and accommodate the
expansion of existing businesses which promote the economic well-being of the community.
The project proposes to construct a structure that can be utilized by the existing business on-
site and is consistent with uses envisioned by the Services and Manufacturing District.
3. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to the
building design that complements the design and scale of the existing structures on-site and
in the surrounding neighborhood (CDG Chapter 3.3A).
4. As conditioned, the project landscaping and loading areas are consistent with the industrial
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project design guidelines by providing additional landscaping around the base of the building
and loading areas to provide an "open space island" that provides a transition between the
building and paved parking areas (CDG Chapter 3.3I).
5. The project is consistent with the Zoning Regulations since the proposed building design
complies with height, coverage and setbacks for the Manufacturing (M -S) zone.
6. As conditioned, the proposed parking reduction is consistent with the Zoning Regulations and
Parking Space Requirements, by providing five additional bicycle parking spaces per vehicle
space, up to a 10% reduction. All bicycle parking has been apportioned appropriately between
short-term and long-term bicycle spaces.
7. As conditioned, the project is consistent with the Broad Street Annexation Area that
established the Special Considerations Overlay in order to ensure that necessary public
improvements are included to provide safe and orderly development within the area.
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 Division
1. 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.
2. 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.
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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 as shown on the
color elevation submitted with Architectural Review application.
4. Plans submitted for a building permit shall provide a minimum five-foot landscape strip along
the North & South elevations between the building and paved areas. landscaping shall provide
for the inclusion of on-site amenities for persons working within the project site, such as
plazas, courts, gardens or other patio/outdoor eating areas. A minimum five-foot landscaping
strip shall also be provided surrounding the base of each loading dock area with vegetation
that may effectively screen or soften the view of the loading facilities from the public right-
of-way, to the satisfaction of the Community Development Director.
5. 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.
6. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.16.050 —Fences, Walls, and Hedges). Walls and
fences should remain as low as possible, long expanses of fence or wall surfaces shall be
offset and architecturally designed to prevent monotony. Walls taller than 5 feet shall be
stepped down in design to provide landscaping between wall components, to the satisfaction
of the Community Development Director.
7. 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. 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 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. 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. The applicant is
encouraged to provide additional articulation along the elevations of the building. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other related
window features.
9. 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
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building permit shall confirm that parapets and other roof features will adequately screen
them. A line -of -sight diagram shall be included to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
10. The applicant shall submit building plans that include a trash enclosure design that is finished
with high quality materials to match the architecture of the project buildings; design of the
enclosure is subject to the Community Design Guidelines and to the satisfaction of the
Community Development Director.
11. 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.
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 configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
13. Any new proposed signage shall 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. No channel letters with plex
faces or metal cabinet signs are allowed. The Director may refer signage to the ARC if it
seems excessive or out of character with the project.
Engineering Division — Public Works/Community Development Department
14. 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
15. The building plan submittal shall show any sections of damaged or displaced curb, gutter, and
sidewalk to be repaired or replaced to the satisfaction of the Public Works Department.
16. The existing driveway approach shall be upgraded to comply with current standards. The
current city and ADA standard requires a 4' accessible sidewalk extension behind the ramp.
The building plans shall show the new approach per city standard.
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17. The existing driveway approach that does not lead to a proposed driveway shall be abandoned
and replaced with sidewalk, curb, and gutter per City Engineering Standards.
18. The building plan submittal shall show the driveway and parking areas to 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.
19. The proposed walls, drainage features or other improvements shall be located outside the
public right-of-way unless otherwise accepted by the Public Works Director. A temporary
encroachment agreement will be required for any proposed encroachments that are allowed
to be located in the public right-of-way. The required agreement shall be recorded prior to
building permit issuance if applicable.
20. The building plan submittal shall include the dimensions and bearings for all property lines
for reference.
21. The building plan submittal shall note or dimension the right-of-way width on the site plan.
The plan shall show the dimensions of the centerline to property line, centerline to face of
curb, and face of curb to property line for reference.
22. The building plan submittal shall show the location, extent and nature of all proposed site
retaining walls. Walls, fences, or wall -fence combinations shall be approved by the Planning
Division for compliance with the fence height requirements of the Zoning Regulations.
23. 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. Unless
otherwise accepted, services to the new structures shall be underground. All work in the
public right-of-way shall be shown or noted.
24. 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. The project soils engineer shall provide recommendations of the limits and
extent of the removal of any existing leach field(s).
25. 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
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of the Fire Marshal whether an FDC should be provided at the double-check assembly or on
the building.
26. This development shall comply with the Waterway Management Plan. The building plan
submittal shall include a final drainage report in accordance with the Waterway Management
Plan Volume III, Drainage Design Manual and the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board.
27. The building plan submittal shall include a complete grading, drainage and erosion control
plan. The grading plan shall show existing structures and grades located within 15' of the
property lines and/or building pad in accordance with the grading ordinance. The plan shall
include all existing and proposed grades, finish floor elevations, and spot elevations to depict
the site drainage. The plan shall include all existing and proposed drainage devices and
systems. The plan shall consider historic offsite drainage tributary to this property that may
need to be conveyed along with the improved on-site drainage.
28. The building plan submittal shall show the existing drainage infrastructure to be upgraded to
preclude drainage from crossing the public sidewalk. Drainage shall be diverted to sidewalk
underdrains per city standard 3415 if applicable. Otherwise, the existing drainage channel
shall convey flow to the new storm drain system.
29. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated 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.
30. 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 stormwater
conveyance agreement will be required and shall be recorded prior to final inspection
approvals.
31. 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).
32. 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
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required by the Board, identified in the SWPPP, and in accordance with Section 10 of the
city's Waterways Management Plan. The building plan submittal shall include reference to
the WDID number on the grading and erosion control plans for reference.
33. 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. The City Arborist
supports the proposed tree removals as shown on the plans with the compensatory tree
plantings shown on the landscape plan. Any additional tree removals may require approval
by the City Arborist and/or Tree Committee.
34. The building plan submittal shall show all existing and proposed street trees. One 15 -gallon
street tree is required for each 35 linear feet of frontage. Tree species and planting
requirements shall be in accordance with City Engineering Standards.
Transportation Division — Public Works Department
35. Prior to the issuance of building permits, the applicant shall be responsible for paying current
transportation impact fees (TIF).
36. The applicant shall be responsible for ensuring that any new street trees are placed outside of
sight distance triangles at Industrial Way project access driveway per City of San Luis Obispo
and Caltrans Standards. A diagram of the sight distance triangle may be provided by the
Transportation Division upon request by the applicant.
Utilities Department
37. The property's existing sewer lateral to the point of connection at the City main must pass a
pipeline video inspection (visual inspection of the interior of the pipeline), including repair or
replacement, as part of the project. The pipeline video inspection shall be submitted during
the Building Permit Review Process for review and approval by the Utilities Department prior
to issuance of a Building Permit. Additional information is provided below related to this
requirement:
• The pipeline video inspection shall be submitted on USB drive and shall be in color.
• The inspection shall be of adequate resolution in order to display pipe.
• Material submitted shall include the project address and a scaled plan of the building and
the lateral location to the connection at the City sewer main.
• The inspection shall include tracking of the pipeline length (in feet) from the start of the
inspection to the connection at the City sewer main.
• It is optional to provide audio on the report to explain the location, date of inspection, and
pipeline condition observations.
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Code Requirements
Utilities Department
1. 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 program.
Information on the program is available at:
bLtv.://www.slocity.org/home/showdocument?id=5909
Building Division — Community Development Department
2. Elevator access shall be provided to the second floor offices in accordance with CBC 11 B-
206.2.3, or as approved by the Chief Building Official.
On motion by Vice -Chair Ehdaie, seconded by Commissioner Nemcik, and on the following
roll call vote:
AYES: Commissioners Nemcik, Root, Soll, Vice -Chair Ehdaie, and Chair Wynn
NOES: None
ABSENT: None
The foregoing resolution was passed and adopted this 3rd day of October, 2016.
__D—
Doug Davi son, Secretary
Architectural Review Commission