HomeMy WebLinkAboutARC-1007-2018 (ARCH-3530-2016, 3249 Broad St) RESOLUTION NO. ARC 1007 (2018 SERIES)
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE
DESIGN OF A NEW THREE-STORY MIXED-USE PROJECT
INCLUDING SIX HOTEL UNITS,32 RESIDENTIAL UNITS
(INCLUDING FOUR MODERATE INCOME AFFORDABLE UNITS),
ONSITE PARKING, AND ASSOCIATED TREE REMOVALS, WITH A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS
DATED APRIL 16,2018
3249 BROAD STREET (ARCH-3530-2016)
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 August 21, 2017, pursuant to a proceeding instituted under ARCH-3530-
2016, Levi Seligman, applicant, and provided direction to staff and the applicant and continued
the item to a date uncertain; 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 April 16, 2018, pursuant to a proceeding instituted under ARCH-3530-
2016, Levi Seligman, applicant, and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; 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; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. E'iric�in�s. The Architectural Review Commission hereby grants approval
to application ARCH-3530-2016, 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 the General Plan for this location since the project
proposes to construct a mixed-use building that includes commercial and residential uses that
can be utilized for such uses envisioned by the Commercial Retail District within the Special
Focus Overlay zone for the South Broad Street Area Plan.
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3. The proposed project is consistent with Land Use Element policy 3.8.5 (Mixed Uses),because
the project provides a mix of uses within a commercial district that is appropriate and
compatible with the existing neighborhood proximate to major transportation corridors and
transit opportunities.
4. 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 far Mixed Use building types.
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 project is categorically exempt from the provisions of the California Environmental
Quality Act (GEQA) because it consists of the redevelopment of the project site consistent
with policies and standards applicable to development within a General Retail area, on a site
less than five acres in size,with no value as habitat for endangered,rare,or threatened species,
as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within
City limits and is served by City utilities and public services. Based on the location, size, and
area and quantity of commercial and residential components of the development, approval of
the project will not result in any significant effects related to traffic,noise,air quality,or water
quality.
SECTION 2. Action. The Architectural Review Commission hereby grants approval to
application ARCH-3530-2016, with incorporation of the following conditions and code
compliance notes:
Conditions
Please note the project conditions of approval do not include mandatory code requirements. Code
compliance will be verified during the plan check process, which may include additional
requirements applicable to your project.
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. 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
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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.
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. 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. Upper story (second and third floor) windows facing adjacent properties to
the north and south shall incorporate "Lumisty" glass or similar to enhance privacy between
the on and off-site uses. .
5. 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�;r��sfaic �•ept�es�i�t�ticm 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.
6. 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.
7. 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.
8. 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
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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 backflow 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.
9. Noise reduction—Interior noise levels: Plans submitted for construction permits to complete
the project will clearly indicate and describe the noise reduction measures, techniques, and
materials used to reduce noise levels for the portion of the project along Broad Street that is
exposed to elevated noise levels, as indicated in Figures 4 and 5 of the Noise Element of the
General Plan, to acceptable levels, as described in Figure 1 of the Noise Element. Measures,
techniques, and materials used to reduce noise levels shall be as described in the Standard
Noise Package for achieving a noise level reduction of 25 dB, from the City's Noise
Guidebook, or equivalent alternative measures, techniques, and materials.
10. Demolition of the existing building shall not commence until a permit has been issued by the
building official. The applicant shall comply with Municipal Code Chapter 15.04
Construction and Fire Prevention Regulations,Appendix Chapter A2 Demolition and Moving
of Buildings.
11. The building plan submittal shall clearly show the location of required bicycle storage for
residential uses. A minimum of two bicycle storage spaces is required for each proposed unit.
12. The building plan submittal shall show required interior storage (minimum 200 cubic feet),
consistent with the City Subdivision Regulations for common interest subdivisions.
13. The building plan submittal shall clearly identify one of the residential units as resident
manager quarters for the hotel use.
Engineering Division—Public Works/Community Development
14. The building plan submittal shall show all existing and proposed public and private easements
for reference.
15. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, and materials. The City supports
the proposed tree planters at the head of the compact spaces. Tree species and planting
requirements to be approved by the City Arborist and Community Development Director.
16. 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.
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Services to the new structures shall be underground. All work in the public right-of-way shall
be shown or noted.
17. A future subdivision may require the installation of a city standard streetlight at the north
property corner along Broad Street. It may be prudent to include the analysis and
infrastructure for a new streetlight in the building plan submittal.
18. The building plan submittal shall show the fire service double check assembly outside the
right-of-way unless an encroachment agreement is specifically approved. The fire department
connection may project into the right-of-way up to 4 inches. The double check assembly
could be located in the fire riser room.
19. The building plan submittal shall show the existing overhead wire utilities along the southern
property line to be underground to the satisfaction of PG&E and the City. Existing and
proposed service drops and feeds to existing structures shall be shown and noted on the final
plans. A new service drop from Rockview may be required to re-feed 3260 Rockview. The
preliminary and final PG&E handout package shall be reviewed and approved by the engineer
of record and the City.
20. The building plan submittal shall include a complete grading, drainage, and erosion control
plan. The grading and drainage plan shall show all structures located within 15' of the
property lines. The plan shall consider offsite historic drainage tributary to this property that
may need to be accepted and conveyed along with the improved on-site drainage. This
development may alter and/or increase the stormwater runoff from this site or adjoining sites.
The improved or altered drainage shall be directed to the street and not across adjoining
properties unless the drainage is conveyed within a recorded easement or existing waterway.
21. The erosion control plan shall clearly show the limits of disturbance and protection along the
creek corridor. The applicant or contractor shall schedule a pre-construction meeting with the
building inspector,natural resources manager,and city arborist prior to the start of demolition,
grading, or construction.
22. Wark adjacent to or within a channel or creek may require the approvals of California
Department of Fish and Wildlife,Army Corp of Engineers,and/or the Regional Water Quality
Control Board. A copy of any required permits ar a written permit waiver or exemption for
the same shall be provided to the City prior to demolition, grading, and/or building permit
issuance.
23. The building plan submittal shall clarify all existing and proposed utility improvements within
the creek corridor including but not limited to sewer, storm drain, and gas service piping. The
plan shall include any utility abandonments. The proposed rock spillways/outlet protection
shall be located outside the creek corridor and designed to induce sheet flow to the satisfaction
of the City and higher regulatory agencies.
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ARCH-3530-2016
24. The building plan submittal shall show and note the existing creek to be cleaned up of all
debris and any invasive species to the satisfaction of the Natural Resources Manager.
25. 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. Provide a complete Post Construction Stormwater Plan Checklist as available on the
City's Website.
26. An operations and maintenance manual will be required for the post-construction stormwater
improvements. A private stormwater conveyance agreement will be required and shall be
recorded prior to final inspection approvals.
27. 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.
28. 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. The City
Arborist shall approve tree species and planting requirements.
29. The City Arborist supports the proposed tree removals as shown on the Landscape Removal
Plan with the compensatory tree plantings shown on the Conceptual Landscape Plan.
30. The existing sycamore street trees shall remain and be protected unless determined unfeasible
by the City Arborist, Public Warks Director, and Community Development Director. The
applicant shall do exploratory digging and detailed reconnaissance to evaluate the potential
impacts to the trees prior to building permit issuance. The City Arborist will support the
removal of the sycamore street trees-with compensatory tree plantings if it is not feasible to
save the trees after extensive research is done. A report from a certified arborist may be
required to support tree preservation and/or removal.
31. If required, the City Arborist supports the removal of the neighboring sycamore trees at 3281
Broad with the property owner's approval. If the trees are removed, then compensatory trees
shall be required to the satisfaction of the City Arborist and neighboring property owner. If
the neighboring sycamore trees are to remain, then a certified arborist report and detailed
construction drawings shall be required for the proposed tree protection measures. Specific
retaining wall design to bridge tree roots should be expected.
32, Tree protection measures shall be implemented to the satisfaction of the City Arborist for all
existing trees to remain. The City Arborist shall review and approve the proposed tree
protection measures prior to commencing with any demolition, grading, or construction. The
City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading
Resolution No. ARC 1007 (2018 Series) Page 7
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within the dripline of trees. A city-approved arborist shall complete safety pruning. Any
required tree protection measures shall be shown or noted on the building plans.
Housing Division—Comrr�cunity Development Department
33. To satisfy the City's Inclusionary Housing Requirement prior to building permit issuance,
applicant shall enter into an Affordable Housing Agreement per City form to dedicate
affordable housing unit(s) consistent with Table 2 of the General Plan Housing Element.
Utilities Department
34. A new HDPE sewer lateral shall be constructed and shall tie into the sewer main located on
the western edge of the parcel.
35. A new 8" recycled water main shall be provided along the 150-foot Broad Street frontage as
a dry system to the satisfaction of the Utilities Director.
36. Water service meter(s) shall be adequately sized to serve the project's proposed units, and
residential units shall be separately metered from the commercial units. The apartments and
hotel units shall have a public master meter(s)with individual private sub-meters.
37. The project is within the recycled water service area, and shall include a "purple pipe"
irrigation system, and backflow preventer consistent with the Engineering Design Standards,
in a way that a transition from potable water to recycled water can be made in the future.
38. Potable water shall not be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses;Chapter 13.07.070.0 of the City's Municipal
Code. Recycled water is available through the City's Construction Water Permit program.
39. A separate water meter shall be provided for each lot per Chapter 16.20.020.E of the City's
Municipal Code.
40. The project will be required to provide a plan for the disposal, storage, and collection of solid
waste material for both the residential and commercial components of the project. The
development of the plan shall be coordinated with San Luis Garbage Company.The plan must
be submitted for approval by the City's Utilities Services Manager and the Community
Development Director. Projects generating more than two cubic yards of total waste shall
comply with AB 1826, and local waste management ordinance to reduce greenhouse gas
emissions. A trash �enclosure capable of storing the required bins for waste, recycling, and
organics shall be provided.
41. The proposed utility infrastructure shall comply with the engineering design standards in
effect during the time a building permit is obtained, and shall have reasonable alignments and
clearances needed for maintenance.
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Fire Department
42. Provide two fire sprinkler risers,one or the combined buildings on the north side of the project
and one for Building 2. Each riser shall be located in an interior fire sprinkler riser room with
exterior door access. Show on plans submitted for a building permit.
43. Fire sprinklers shall be designed to NFPA 13 Standards due to proposed Type V-B
construction type. The minimum fire sprinkler design density shall be 0.1 gpm/sf.
44. A written Fire Safety and Emergency Plan shall be provided to the Fire Department and a
qualified Emergency Director for the hotel identified in the plan,pursuant to California Code
of Regulations Title 19.
45. Show locations of fire sprinkler backflow device and Fire Department Connections for each
fire system.
Building Department
46. All ground floor dwelling units shall be adaptable and on an accessible route in accordance
with CBC Chapter 11A.
47. When unassigned parking or visitor parking is provided for covered multi-family dwellings, at
least 5% of the parking spaces shall be accessible and provide access to grade level entrances
and facilities. One in every 8 spaces shall be van accessible. 1109A
48. Accessible Parking for hotel units shall be in accordance with Table 11 B-208.2. For every six
or fraction of six parking spaces, at least one shall be van accessible. 11 B-208.2.4.
49. Where 17 or more multi-family dwelling units are constructed on a building site, 3 percent of
the total number of parking spaces provided, but not less than one shall be Electric Vehicle
charging spaces capable of supporting future EVSE and new hotels and motels shall provide
EV spaces capable of supporting future EVSE in accordance with California Green Building
code, Chapter 4.
Upon motion of Commr. Beller, seconded by Commr. Smith, and on the following roll call
vote:
AYES: Commrs. Beller, Smith, Rolph, Soll, Withers, Chair Root
NOES: None
ABSENT: None
. Resolution No. ARC 1007 (2018 Series) Page 9
3249 Broad Street
ARCH-3530-2016
RECUSED: Vice-Chair Nemik
The foregoing resolution was adopted this 16th day of April, 2018.
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Doug Da�ids�n, Secretary
Architectural Review Commission