HomeMy WebLinkAboutARC-1023-16 (ARCH 3623-2016 -- 399 Foothill Blvd)RESOLUTION NO. ARC -1023-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING A TWO STORY MIXED USE
PROJECT THAT INCLUDES THREE RESIDENTIAL UNITS AND
APPROXIMATELY 1,000 SQUARE FEET OF COMMERCIAL SPACE
WITHIN THE SPECIAL CONSIDERATIONS OVERLAY ZONE, WITH A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
NOVEMBER 7, 2016 (399 FOOTHILL BOULEVARD ARCH -3623-2016)
WHEREAS, the Administrative Hearing Officer 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 24, 2016 approving a variance to allow residential units on the ground floor,
pursuant to a proceeding instituted under VAR -3624-2016, Chris Knauer, applicant; and
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 -3623-
2016, Chris Knauer, 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 -3623-2016), 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 for this location since the
project proposes to construct a mixed-use building that includes commercial/office and
residential uses that can be utilized for such uses envisioned by the Neighborhood
Commercial District.
3. 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 within
a commercial district that is appropriate and compatible with the existing neighborhood.
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4. 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 the development
of housing above ground -level commercial and office uses (HE 5.3).
5. 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 in the
surrounding neighborhood (CDG Chapter 5.4).
6. As conditioned, the project is consistent with the Zoning Regulations for Mixed -Use Projects
(Section 17.08.072), since the proposed building design complies with design and
performance standards for mixed-use development and is consistent with all property
development standards including height, coverage, parking, and setbacks for the
Neighborhood Commercial (C -N -S) zone.
7. As conditioned, the project is consistent with the Special Considerations zone which ensures
that any new use requires an Administrative Use Permit that considers the traffic generation
and compatibility of the use with the surrounding residential neighborhood.
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 (ARCH -3623-2016) and
plans approved by the Administrative Hearing Officer (VAR -3624-2016). 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 approvals listed as sheet number 2. Reference
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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.
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 proposed two-bedroom residences shall contain no more than two bedrooms. Plans
submitted for a building permit shall indicate the "office" shall not to be used as a bedroom,
in compliance with the maximum allowed density for the subject property.
5. The project shall comply with all performance standards of the Zoning Regulation Section
17.08.072 for Mixed Use Projects that includes standards for lighting, noise, and hours of
operation.
6. The trash enclosure located along South Tassajara Drive is allowed within the required street
yard, as identified in plans approved by ARC (ARCH -3623-2016). The east and south side
of the enclosure shall be screened with large shrubs and/or trees from the public right-of-way,
subject to the approval of the Community Development Director. 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.
7. 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.
8. Plans submitted for a demolition permit shall demonstrate compliance with noticing
requirement for the demolition of non -historic structures older than 50 years. Evidence shall
be provided that, for a period of not less than 90 days from the date of application, the building
was advertised in a local newspaper on at least three separate occasions not less than 15 days
apart, as available to any interested person to be moved.
9. Final plans will clearly depict the location of short and long-term bicycle parking. Sufficient
detail about the placement and design of bike racks and lockers to demonstrate compliance
with relevant Engineering Standards (#7930) and Community Design Guidelines, to the
satisfaction of the Public Works and Community Development Directors.
10. 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
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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.
11. 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.
12. 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.
13. 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 satisfaction of the Community Development Director.
14. 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 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.
15. 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.
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16. 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
17. 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
18. The building plan submittal shall show all existing and proposed public and private easements
and dedications for reference. The plan shall include and label any "Exclusive Easements"
accordingly. The site development plan shall honor the respective easements as applicable.
19. The building plan submittal shall show any sections of damaged or displaced curb, gutter,
sidewalk, or driveway approach to be repaired or replaced to the satisfaction of the Public
Works Department.
20. The building plan submittal shall show the existing driveway approach to be altered or
upgraded to comply with current City and ADA standards. The current standards require a
4' accessible sidewalk extension behind the ramp.
21. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving
materials are recommended for water quality 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 materials shall be approved to the satisfaction of the
Planning Division.
22. The building plan submittal shall show all parking spaces that are adjacent to a post, column,
or wall to be one additional foot in width for each obstruction per City Engineering Standard
2220.
23. The proposed trash enclosure and any other significant site development improvements shall
be located outside the communications facilities easement unless otherwise approved by the
utility companies involved in the easement.
24. 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. All
wire services to the new structures shall be underground. All work in the public right-of-way
shall be shown or noted. Underground wire services to the new buildings shall be achieved
without a net increase in wood utility poles unless specifically approved by the City.
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25. The new water services and water meters shall be sized in accordance with the approved fire
sprinkler plans.
26. A condition report and/or inspection of the existing public storm drain system shall be
completed prior to commencing with demolitions or construction and at the completion of
construction. The proposed report/inspection program shall be presented to the City for
review and approval prior to authorization and acceptance of said work. The storm drain
system shall be repaired and/or replaced to the satisfaction of the City Engineer if damaged
or displaced during construction.
27. The building plan submittal shall include a complete grading and drainage plan for this
project. The plan shall show the existing and proposed contours and/or spot elevations to
clearly depict the proposed grading and drainage. Show and label the high point elevation or
grade break at the yard areas and drainage arrows to show existing and historic drainage. The
plan shall evaluate whether any run-on exists from the adjoining upslope properties. The plan
shall show how any upslope tributary drainage will be managed. Show all existing and
proposed drainage courses, pipes and structures; indicate the size, type and material.
28. 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.
29. 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.
30. 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 with the compensatory tree plantings shown on
the landscape plan. The existing 18" Ironbark Eucalyptus to remain shall have risk reduction
pruning completed to the satisfaction of the City Arborist.
31. The building plan submittal shall show all existing and proposed street trees. Street trees are
required at a rate of one 15 -gallon street tree for each 35 linear feet of frontage. Tree species
and planting requirements shall be in accordance with City Engineering Standards.
Resolution No. ARC -1023-16
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Fire Department
32. Fire risers for each building shall be in an interior location with exterior door access, show
on plans.
Utilities Department
33. The project proposes additional wastewater flow in a wet weather capacity constrained portion
of the City's wastewater collection system which is identified in the City's Wastewater
Collection System Infrastructure Renewal Strategy as sub -basin B.2. Prior to issuance of a
certificate of occupancy, the developer is required to identify, demonstrate or implement off-
site sewer rehabilitation that results in quantifiable inflow and infiltration reduction in the
City's wastewater collection system in sub -basin Al, A2, A3, A4, B.2 or B.3 in an amount
equal to offset the project's wastewater flow increase. This condition may be satisfied by:
Sufficient reductions in wastewater flow within sub -basins Al, A2, A3, A4, B.2 or
B.3, commensurate with the additional wastewater flow contributed by the project, to
be achieved by the verified replacement of compromised private sewer laterals, or
public sewer mains, either by the developer, the City, or any property owner located
within the basins;
Participation in a sewer lateral replacement program or similar inflow and infiltration
reduction program to be developed by City, which is in place prior to issuance of
certificate of occupancy; or
Any other off-site sewer rehabilitation proposed by the developer approved by the
Utilities Director, which will achieve a reduction in wastewater flow commensurate
with the additional wastewater flow contributed by the project.
34. 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.
35. The project's commercial and residential uses shall be metered separately.
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Code Requirements
Utilities Department
1. If commercial uses in the project include food preparation, provisions 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.
2. 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:
htlp://www.slocity.orWliome/showdocument?id=5909
3. Commercial water service shall include a reduced pressure backflow preventer per the City's
latest Engineering Design Standards, and Title 17 of the California Code of Regulations.
4. All trash enclosures shall be double width, in order to accommodate both trash and recycling
receptacles and shall conform to the City's Engineering Design Standards.
5. Driveways and access routes to all trash and recycling receptacles shall be designed structurally
to accommodate the size and weight of garbage trucks.
Fire Department
6. The mixed use commercial/residential building fire sprinkler system shall be designed and
installed per NFPA 13 Standards.
On motion by Commissioner Soll, seconded by Commissioner Nemcik, and on the following
roll call vote:
AYES: Commissioners Nemcik, Rolph, Soll, and Chair Wynn
NOES: None
REFRAIN: None
ABSENT: Commissioner Root and Vice -Chair Ehdaie
The foregoing resolution was passed and adopted this 7th day of November, 2016.
Doug Davi son, Secretary
Architectural Review Commission