HomeMy WebLinkAboutARC-1018-2018 (ARCH-0932-2017 -- 3825 South Higuera)RESOLUTION NO. ARC -1018-18
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE
DESIGN OF A NEW LIVE/WORK PROJECT, REMOVAL OF 36 TREES,
WITH A DETERMINATION THAT THE PROJECT IS CONSISTENT
WITH THE ADOPTED MITIGATED NEGATIVE DECLARATION FOR
THE OVERALL PROJECT, AS REPRESENTED IN THE STAFF REPORT
AND ATTACHMENTS DATED OCTOBER 15, 2018 (3825 SOUTH
HIGUERA, ARCH -0932-2017)
WHEREAS, the 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 September 24, 2018, pursuant to a proceeding instituted under USE -1353-2018, Taylor Judkins,
applicant, and approved the use permit request to allow 30 live/work units, and adopted a Mitigated
Negative Declaration for the proposed project; 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 15, 2018, pursuant to a proceeding instituted under ARCH -0932-
2018, Taylor Judkins, 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. Fituiiii,,s. by the Architectural Review Commission hereby grants approval
to application ARCH -0932-2017, based on the following findings:
a) The proposed project will not be detrimental to the health, safety or welfare of
persons working or living at the site or within the vicinity because the proposed use
is consistent with the intent of the Higuera Commerce Park Specific Plan and the
Zoning Regulations, including the Airport Overlay Zoning District, because the
proposed use would be compatible with airport operations, and the live/work units
would accommodate primarily clean, light industries and other allowed uses as
identified in the Specific Plan.
b) As conditioned, the project is consistent with the City's General Plan applicable to
development in the Manufacturing zone. The project is consistent with Land Use
Element Policies 3.1.1 (Commercial Siting, Slope) and 3.1.2 (Commercial Siting,
Resolution No. ARC -1018-18
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Access) because the project is located within an area with nearly level topography,
and access on South Higuera and Long Street, which would avoid increasing traffic
on residential streets. The project is consistent with Land Use Element Program
3.15 (Business Retention and Expansion) by providing an alternative model for
business owners and head -of -household jobs.
C) The project is consistent with the City's Community Design Guidelines applicable
to commercial and industrial design because the proposed project provides
articulated facades with offsets and recessed entries, provides visual interest
through the use of colors, textures, and materials and compatible siding materials,
incorporates landscaped open space, and provides easily identifiable and
convenient site access and parking.
d) The proposed live/work use is compatible with the project site and with existing
and potential uses in the vicinity, which include retail uses, a fitness center, offices,
and manufacturing.
e) The proposed live/work use is consistent with the property development standards
of the City's Zoning Regulations and Higuera Commerce Park Specific Plan.
f) The proposed live/work use will consist of a bona fide commercial or industrial
activity, consistent with the City Zoning Regulations and Higuera Commerce Park
Specific Plan.
g) The establishment of live/work units will not conflict with nor inhibit industrial or
commercial uses in the area where the project is proposed because the future
operation of the live/work units will be similar to existing developments adjacent
to and surrounding the project site, and residential uses are located on the western
side of South Higuera Street, which borders the parcel to the west.
h) The buildings containing live/work units and each live/work unit within the
buildings are designed to ensure that they will function predominantly as work
spaces with incidental residential accommodations meeting basic habitability
requirements in compliance with applicable regulations. The proposed unit plans
show 17 to 27 percent of the floor areas designated exclusively for living space,
which is consistent with floor area requirements that state that no more than 60
percent of the total floor area of live/work unit shall be reserved exclusively for
living space, and the living space is an integral part of the unit.
i) Any changes proposed to the exterior appearance of the building will be compatible
with adjacent commercial or industrial uses where all adjacent land is zoned for
commercial or industrial uses, because the live/work project has been designed to
appear and function as a commercial / office development.
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J) The proposed live/work use complies with the noise compatibility policies of the
Airport Overlay Zone (AOZ) because the project site is located outside of the 60
decibel noise contour for the San Luis Obispo County Airport.
k) The proposed live/work use complies with Table 10 of the applicable Airport
Overlay Zone, including residential and non-residential density standards in Table
10 of the Airport Overlay Zone, because the project site is located outside of the
land use prohibition zone (defined as within 10,000 feet from the end of primary
runway 11-29 for a width of 1,000 feet on an extension of runway centerline, and
within 4,000 feet from the end of the existing secondary runway 7-25 for an area
1,000 feet wide on an extension of the runway centerline).
1) The proposed live/work use complies with the airspace protection policies of the
Airport Overlay Zone because the height of the building (34.5 feet) is less than 200
feet and is less than the 35 feet typically allowed for the project site, and the project
does not include any features or obstructions that would pose a hazard to the
airspace used by aircraft in flight.
m) The proposed live/work use complies with the overflight policies of the Airport
Overlay Zone because the project does not include any features that may create
glare or distracting lights, does not include any activity that would create dust, heat,
steam, smoke, thermal plumes or other forms of unstable air, or electrical
interference. The project does not include any features that would create an
increased attraction for wildlife such as birds, such that the attraction would create
a significant hazard of bird strikes.
n) The Administrative Hearing Officer adopted the proposed Mitigated Negative
Declaration of Environmental Impact on September 24, 2018 finding that it
adequately identifies the project's potentially significant impacts with incorporation
of mitigation measures and monitoring programs.
o) The project is consistent with the adopted Initial Study / Mitigated Negative
Declaration pursuant to the California Environmental Quality Act (CEQA) because
the environmental document considered and assessed the whole of the action,
including construction and operation of the proposed project, and the applicant has
agreed to implement identified mitigation measures as required by the approval of
USE -1353-2018, which would mitigate potential impacts to less than significant.
SECTION 2. Action. The Architectural Review Commission hereby grants approval to
application ARCH -0932-2017, with incorporation of the following 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.
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Planning
1. 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 for both ARCH -0932-2017 and USE -
1353 -2018 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 project shall comply with all conditions of approval and mitigation measures identified
in the approval of USE -1353-2018, which is incorporated into this resolution by reference.
3. The proposed live/work units shall not be converted to solely residential uses at any time.
4. The locations of all lighting fixtures shall be clearly called out on building elevations
included as part of working drawings. The lighting schedule for the building shall include a
graphic representation of the proposed lighting fixtures and cut -sheets shall be separately
submitted for the project file of the proposed lighting fixtures. The selected fixture(s) shall
be shielded to ensure that light is directed downward consistent with Section 17.23.050 of
the Zoning Regulations. Details of all exterior light fixtures, including any service area lights,
need to be included as part of plans. A note shall be included on plans that "Lenses of exterior
wall -mounted lights may be modified or shielding devices added after installation if the
Community Development Director determines that they emit excessive glare."
5. 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.
6. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements on elevation drawings.
7. Mechanical and electrical equipment shall be located internally to the building or adequately
screened at the ground level. With submittal of working drawings, the applicant shall include
sectional views of the building, which clearly show screening of mechanical equipment to
the satisfaction of the Community Development Director. A line -of -sight diagram may be
needed to confirm that proposed screening will be adequate.
8. The location of any required backflow preventer and double-check assembly shall be shown
on plans submitted for a building permit, including the landscaping plan. Construction plans
shall also include a scaled diagram of the equipment proposed. Any backflow preventer and
double check assembly shall be 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
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and Community Development Directors.
9. The storage area for trash and recycling cans shall be screened on all sides, including the top.
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.
10. Plans submitted for a building permit shall include a final landscaping plan, including
irrigation details. 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. Any proposed landscape lighting shall be shown
on plans submitted for a building permit and plans shall clearly indicate lighting to utilize a
narrow cone of light (no brighter than approximately 15 watts) for the purpose of confining
the light to the object of interest.
11. Proposed signage for the project shall be submitted for the review and approval of the
Community Development Director. The submittal shall include information on the size,
location, colors, materials, and types and illumination of signage proposed for the building
and the overall site. Project signs shall be designed to be compatible with the architecture of
proposed buildings and to complement the site's setting. The Director may approve signage
if s/he finds that the proposal conforms to the sign regulations and is in keeping with the
design characteristics of the building. The Director may refer signage to the ARC if it seems
excessive or out of character with the building.
12. Plans submitted for a building permit shall show required long and short-term bicycle storage
and parking. Approved short-term bicycle rack designs include the inverted "U" or "Peak
Racks". "Ribbon" type racks are not approved for use in the City.
13. To satisfy the City's Inclusionary Housing Requirements, applicant shall pay Affordable
Housing In -Lieu Fees.
14. 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
15. Live/work units shall be classified as a Group R-2 Occupancy.
16. The non-residential area is permitted to be not more than 50 percent of the area of each
live/work unit. Identify all floor areas as either Live (residential) or Work (non-residential).
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17. Accessibility shall be designed in accordance with Chapter 11 A and/or 11 B when applicable
for the function served.
Public Works /Engineering /Arborist
18. Impact fees shall be paid for this development prior to building permit issuance. Credit for
removal of the existing buildings, portions of buildings, and/or changes in use will be applied
based on the use and/or areas of the existing development.
19. The building plan submittal shall show and note 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 and label all existing property lines for reference.
Adjoining public rights-of-way widths shall be shown and labeled accordingly. Existing
monumentation shall be specifically shown and shall be preserved through construction
and/or shall be re-established in accordance with prevailing laws, codes, and ordinances.
21. The building plan submittal shall show and label all existing and proposed public and private
easements for reference. Any required on-site or off-site easements shall be recorded prior
to building permit issuance unless approved for deferral by the City.
22. Any sections of damaged or displaced curb, gutter, and sidewalk or driveway approach shall
be repaired or replaced to the satisfaction of the Public Works Department.
23. Development of the driveway and parking areas shall comply with the Parking and Driveway
Standards for dimension, maneuverability, slopes, drainage, striping, signage, and materials.
Alternate porous paving materials are recommended for water quantity and/or water 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 existing trees to remain.
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 for reference. All wire
services to the new/altered structures shall be underground. All work in the public right-of-
way shall be shown or noted.
25. The building plan submittal shall clearly show and label all existing water well(s) to be
abandoned or to remain. Cross -connection controls for all existing or proposed domestic
water services shall be shown to conform with current City and State requirements or shall
be upgraded if water well(s) will be retained on site.
26. The site and utility plans shall show the water well location(s) and shall dimension the
minimum clearances from all new sewer laterals, stormdrain piping, and stormwater
retention/detention systems in accordance with State standards.
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27. The building plan submittal and supporting documentation shall show and note compliance
with the Drainage Design Manual and the Post Construction Stormwater Regulations as
promulgated by the Regional Water Quality Control Board. An Operation and Maintenance
Manual and recorded maintenance agreement will be required for all post -construction
stormwater BMP's as a condition of the building permit.
28. 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 Stormwater Multi -Application, Reporting, and Tracking System (SMARTS).
29. 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 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.
30. The City Arborist supports the proposed tree removals with the compensatory plantings
shown on the landscape plans. Minor deviations from the plan for the number, species, or
tree locations shall be approved to the satisfaction of the City Arborist and Planning Division.
31. Prior to issuance of grading, building, or demolition plans, tree protection measures shall be
shown and noted on the pertinent plan sheets for all existing trees to remain where said trees,
including tree canopies and root zones are located in areas of building demolitions, site
development, new buildings/additions, and new utility trenching. If any work must be
performed within the tree protection zone of any retained trees, work shall be completed by
hand.
32. The City Arborist shall review the Tree Protection Measures and mark all tree removals
before any demolition/construction begins. Once an anticipated tree removal date is
identified by the applicant, the applicant shall contact Misty Celaya, Urban Forest Services
to schedule a site visit to review the tree protection measures and to paint the trees proposed
for removal (Misty Celaya, mcelaya@slocity.org, 805-783-7806).The City Arborist shall be
given a 48-hour minimum notice to review tree removals. The applicant shall adhere to the
protection of trees identified in Municipal Code 12.24.150 within the City's Tree Ordinance,
and tree protection measures 77-1.03A(2) within the City's Standard Specifications.
Transportation
33. Upon submission of Building Permit application, project shall include Trip Reduction Plan
to encourage employees/tenants to walk, bike, bus, car/vanpool to site. Contact Active
Resolution No. ARG 1018-18
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Transportation Manager Adam Fukushima, afukushima@slocity.org for assistance in
developing plan. Plan should include, but not be limited to, management of bicycle lockers
for employee use. Final Trip Reduction Plan shall be per the satisfaction of the Public Works
Director.
Utilities
34. The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is obtained and shall have reasonable alignments
needed for maintenance of public infrastructure.
35. Final grades and alignments of all public and/or private water, recycled water, and sewer
shall be approved to the satisfaction of the Utilities Department. The final location,
configuration, and sizing of on-site service laterals and meters shall be approved by the
Utilities Director in conjunction with the review of the building plans, fire sprinkler plans,
and/or public improvement plans.
36. Any private sewer service that crosses one proposed parcel for the benefit of another shall
provide evidence that a private utility easement and maintenance agreement appropriate for
those facilities has been recorded prior to final building permit approval.
37. 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.
38. Revisions to the existing sewer and water infrastructure, that may result from the proposed
land use modifications, shall be completed to the satisfaction of the Utilities Director to
minimize impacts to operations and maintenance of the services.
39. The project's commercial and residential uses shall be metered separately. Each residential
unit shall be individually metered, and water service to the project's commercial space shall
be master metered with submeters for individual commercial tenants.
40. The site is within the City's Water Reuse Master Plan area and landscape irrigation for the
project shall utilize recycled water from the existing service that was stubbed to the property.
The irrigation system shall be designed and operated as described consistent with recycled
water standards in the City's Procedures for Recycled Water Use, including the requirement
that sites utilizing recycled water require backflow protection on all potable service
connections.
41. An 8" recycled water main shall be constructed along Hind Street from South Higuera Street
to Long Street; approximately 600 feet.
42. Recycled water, or another non -potable water source, shall be used for construction water
(dust control, soil compaction, etc.). An annual Construction Water Permit is available from
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the City's Utilities Department.
43. Existing well planned for abandonment shall be destroyed per County Health Requirements
and the California Department of Water Resources Standard Bulletin 74-81 and 74-90 and
the County Health Requirements.
44. The existing well located at the east portion of the Parcel Map shall be dedicated to the
Utilities Department, for groundwater quality testing, with a 12 -foot access easement from
Long Street if the owner is planning to abandon the well. This item may be waived to the
satisfaction of the City if the well abandonment is necessary for site development or if the
abandonment is required by separate private agreement.
45. Driveways and access routes to all trash and recycling receptacles shall be designed to
accommodate the size and weight of garbage trucks.
46. Trash enclosure and refuse bins shall be sized to provide a reasonable level of service per the
requirements of the San Luis Garbage Company. Large bin enclosures shall be double width,
to accommodate waster, organics, and recycling receptacles, and shall conform to the
engineering design standards.
Fire
47. Submitted building plans shall comply with the California Building Code. Terminology used
for "shared use" space shall be consistent with definitions found in the California Building
Code. Sleeping units are not permitted in `B' Occupancies.
On motion by Commissioner Soll, seconded by Commissioner Rolph , and on the following
roll call vote:
AYES: Commissioners Beller, Rolph, Soll, Withers and Vice -Chair Nemcik
NOES: None
REFRAIN: None
ABSENT: Commissioners Smith and Chair Root
The foregoing resolution was adopted this 15th day of October, 2018.
Doug Davids n, Secretary
Architectural Review Commission