HomeMy WebLinkAboutARC-1027-16 (ARCH-2794-2016 -- 22 Chorro Street)RESOLUTION NO. ARC -1027-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING A NEW FOUR-STORY MIXED-
USE PROJECT THAT INCLUDES GROUND FLOOR
COMMERCIAL/RETAIL SPACE, 27 RESIDENTIAL UNITS AND
MECHANICAL PARKING LIFTS WITH A CATEGORICAL
EXEMPTION OF ENVIRONMENTAL REVIEW, AS REPRESENTED IN
THE STAFF REPORT AND ATTACHMENTS DATED DECEMBER 5, 2016
22 CHORRO (ARCH -2794-2016)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on
August 24, 2016, pursuant to a proceeding instituted under application #USE -2882-2016, San Luis
Development Group, LLC, applicant; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on October
18, 2016, pursuant to a proceeding instituted under application #USE -2882-2016, San Luis
Development Group, LLC, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis
Obispo, California, on December 5, 2016, pursuant to a proceeding instituted under application
#ARCH -2794-2016, San Luis Development Group, LLC, 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 -2794-2016), based on the following findings:
1. That 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 site and the surrounding neighborhood.
2. The proposed project is consistent with Land Use Element Policy 8.6 the Foothill
Boulevard/Santa Rosa Special Focus Area of the Land Use Element and Zoning Regulations
because the project provides a mixed use project that accounts for high pedestrian and bike
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access.
3. The mechanical lift parking is consistent with the Community Design Guidelines because the
lifts are adequately screened and compatible with the building and site design of the proposed
project.
4. The project is consistent with the City's Community Design Guidelines because the proposed
project incorporates similar materials and architectural features to the surrounding
neighborhood and provides a complementary color scheme.
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 infill property and is served by
required utilities and public services.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Conditions
Planning
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. The Architectural Review Commission's approval of this project will expire after three years
if construction has not started. On request, the Community Development Director may grant
a single, one-year extension.
3. The construction drawings submitted for a building permit shall be in substantial compliance
with use permit #USE -2882-2016 (Resolution No. 10749).
4. 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.
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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.
5. 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.
6. The locations of all exterior lighting, including lighting on the structure, 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 ensure 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.
7. 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 may be required to confirm that proposed screening will
be adequate. This condition applies to both initial project construction and later building
modifications and improvements.
8. 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.
9. 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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Engineering Division — Public Works/Community Development
10. All underlying lots shall be merged or lot lines shall otherwise be adjusted prior to building
permit issuance unless otherwise approved for deferral by the Building Division. Contact the
Planning Division to initiate the Voluntary Lot Merger, Lot Line Adjustment, or subdivision
process.
11. 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
12. The building plan submittal shall show all existing and proposed public and private easements
and dedications for reference, easements shall be recorded in a format approved by the City
of San Luis Obispo prior to building permit issuance.
13. 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.
14. Public improvement plans will be required for the work located within the public right-of-
way and/or areas with proposed Offer of Dedication. A separate plan review base fee per the
fee resolution in effect at the time of plan submittal will be required for review of
improvement plans by the Engineering Development Review Division. A separate
encroachment permit and inspection fees will be required based on the encroachment permit
fee schedule in effect at the time of construction. Separate review fees may be required by
the Transportation/Traffic Division and Utilities Department. The on-site and off-site civil
plans may be included in the building plan for review consistency. Separate improvement
plan sets and record drawing submittal shall be provided in accordance with the City
Engineering Standards.
15. The building plan submittal shall show a new curb ramp at the corner of Chorro and Foothill
per ADA and City Engineering Standards.
16. The building plan submittal shall show the existing driveway approaches to be abandoned and
replaced with curb, gutter, and sidewalk per city engineering standards. The new driveway
approach shall comply with current City and ADA standards. The current standards require
a 4' accessible sidewalk extension behind the ramp.
17. 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.
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18. 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.
19. The building plan submittal shall show all required short-term and long-term bicycle parking
per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013
Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific
conditions to the satisfaction of the Community Development Department. Include details
and detail references on the plans for the proposed bicycle parking facilities and/or racks. The
building plans shall provide a detailed site plan of any racks. Show all dimensions and
clearances to obstructions per city standard.
20. The final plan for short-term bike racks shall be approved by the City. The bike rack layout,
orientation, and locations shall honor any exit paths, minimum pedestrian circulation
requirements, and the limits of the public right-of-way. If allowed to encroach within the
public right-of-way and/or public pedestrian easements, the racks would need to be covered
under an encroachment agreement in a format approved by the City of San Luis Obispo.
21. The building plan submittal shall show the proposed bus stop and turnout to be in compliance
with ADA and City Engineering Standards.
22. 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 building shall be underground. Underground service requirements shall
be completed with no new utility poles unless otherwise specifically approved by the City.
All work in the public right-of-way shall be shown or noted on the plans.
23. The utility plan shall include all required utility abandonments and/or relocations per City
Engineering Standards.
24. 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.
25. The proposed solid waste management plan including containment, access, and pick-up shall
be approved to the satisfaction of the Public Works Department, Planning Division, and
SLOGC. Internal access and pick-up within the on-site driveway may be required rather than
using a trash ramp and pick-up within a designated travel lane.
26. The building plan submittal shall show the location, extent and nature of all proposed site
retaining walls. Show the location of the property line on the wall detail for reference. Wall
footings shall not cross the property line unless otherwise approved by the City for
encroachment into the public right-of-way.
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27. The building plan submittal shall include a complete grading, drainage and topographical
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.
28. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board. The final
analysis and pre vs. post development plan shall clearly identify and account for the previous
planter/pervious areas. The final drainage report and Post Construction Stormwater
Regulations compliance summary shall clarify the developed site history and shall
substantiate that this is a re -development project. 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 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.
Transportation — Public Works Department
31. Architectural plans submitted for building permit shall clearly show layout and dimensions of
a bike box on Chorro Street and shall be consistent with use permit #USE -2882-2016
(Resolution No. 10749). This will require modifications to the existing pedestrian refuge
island. Design shall be to the satisfaction of the Public Works Director.
Utilities Department
32. 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.
33. The project's Landscape Plan shall be consistent with provisions of the City's declared
drought emergency (estimated total water use (ETWU) cannot exceed 50 percent of maximum
applied water allowance or (MAWA)).
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34. All proposed residential units are to be individually metered. Privately owned sub -meters may
be provided upon approval of the Utilities Director or her/his designee. The CCR's for the
property association shall require that the sub -meters be read by the association (or contracted
service) and each unit billed according to water use.
35. The project (residential units and retail uses) is required to implement off-site sewer
rehabilitation (private lateral repair/ replacement) that results in quantifiable inflow and
infiltration reduction in the City's wastewater collection system to offset the project's base
wastewater flow increase. The final selection of the inflow and infiltration reduction project
will be approved by the Utilities Director.
36. The project's road improvements along Chorro Street and Foothill Boulevard will need to
include provisions, including but not limited, to adjust existing water valves, water mains,
fiber cables, service laterals, and pressure reducing station with traffic rated covers.
37. Sufficient clearance will need to be provided to meet the line -of -sight requirements for the
relocation of the pressure reducing station's control panel located in the southeast corner of
the intersection. If the required clearance falls outside of the public right of way, an easement
dedication will be required for placement of the panel and related controls.
Code Requirements
Building Division — Community Development Department
38. Projects submitted for building permit application after January 1st, 2017 will be subject to
the requirements of the 2016 California Series of Codes.
Utilities Department
39. 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:
http://www.slocity.org/home/showdocument?id=5909
40. It is unclear if any existing sewer laterals are present the property. Any existing laterals
identified during project construction must be abandoned at the City main consistent with City
standards.
On motion by Commissioner Root, seconded by Commissioner Rolph, and on the following
roll call vote:
Resolution No. ARC -1027-16
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AYES: Commissioners Root, Rolph, Vice -Chair Ehdaie, and Chair Wynn
NOES: Commissioner Soll
REFRAIN: None
ABSENT: Commissioner Nemcik
The foregoing resolution was passed and adopted this 5th day of December, 2016.
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Doug Davidson, Secretary
Architectural Review Commission