HomeMy WebLinkAbout950 Orcutt ARC ResolutionRESOLUTION NO. ARC -1017-18
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A ONE
TO THREE-STORY MIXED-USE DEVELOPMENT CONSISTING OF 78
APARTMENT UNITS AND 6,800 SQUARE FEET OF COMMERCIAL
SPACE WITH A 4,000 SQUARE FOOT AMENITY STRUCTURE AND
THREE MECHANICAL PARKING LIFT STRUCTURES. THE PROJECT
IS CATEGORICAL EXEMPT FROM ENVIRONMENTAL REVIEW. AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
SEPTEMBER 17, 2018 (950 ORCUTT ROAD, ARCH -1196-2017)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
April 11, 2018, continued the project to a date uncertain and provided directional items to the
applicant and staff, pursuant to a proceeding instituted under USE -1197-2017, Andrew Fuller,
applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
July 11, 2018, approving the use permit with direction to the applicant and staff to be addressed
by the ARC, pursuant to a proceeding instituted under USE -1197-2017, Andrew Fuller, 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 August 6, 2018, continued the project to a date uncertain and provided
directional items to the applicant and staff, pursuant to a proceeding instituted under ARCH -1196-
2017, Andrew Fuller, 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 -1196-2017), based on the following findings:
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 respects site constraints and
will be compatible with the scale and character of the neighborhood.
Resolution No. ARC -1017-18
950 Orcutt Road, ARCH -1196-2017
Page 2
2. The project is consistent with Housing Element because the project provides a variety of
residential types, sizes, and style of dwellings. Housing Element Program 6.15 identifies the
project site within the South Broad Street corridor (which includes properties along Orcutt
Road) as an area for higher -density, infill, or mixed-use housing.
3. The project is consistent with Land Use Element Policy 2.3.6 "Housing and Businesses" and
3.8.5 (Mixed Uses) because the project provides residential dwellings within a commercial
district near neighborhood commercial centers, major activity nodes and transit opportunities.
Housing at this location is and can be compatible with the proposed and existing commercial
uses on-site and on adjacent properties.
4. As conditioned, the project is consistent with the Zoning Regulations, since the proposed
building design complies with all property development standards including height, setbacks,
coverage, density, and parking for the Manufacturing (M) zone.
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).
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) 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 3. Action. 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 the project. The Architectural Review Commission (ARC)
hereby grants final approval to the project with incorporation of the following conditions:
Planning Division
I. 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 -1196-2017). 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.
Resolution No. ARC -1017-18
950 Orcutt Road, ARCH -1196-2017
Page 3
2. The project shall comply with conditions established under Planning Commission Use Permit
USE -1197-2017.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements including proposed carport over the accessible
parking stalls. Colors and materials shall be consistent with the color and material board
submitted with Architectural Review application. The front elevation of the parking lifts shall
be revised to enhance the design to provide more articulation and variation, to the satisfaction
of the Community Development Director
4. Plans submitted for a building permit shall include recessed window details and all other
details including but not limited to awnings, and railings. Plans shall indicate 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 all design
features that reflect the architectural style of the project and are compatible with the
neighborhood character, to the approval of the Community Development Director.
5. The trash enclosure shall be design with high quality materials to match the architecture of
the project and screened with large shrubs and/or trees, subject to the approval of the
Community Development Director. The applicant shall incorporate a trellis over the trash
enclosure in order to screen from overlook; design of the trellis is subject to the Community
Design Guidelines and to the satisfaction of the Community Development Director.
6. 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.
7. Plans submitted for building permit shall include a photometric plan, demonstrating
compliance with maximum light intensity standards not to exceed a maintained value of 10
foot-candles. The locations of all lighting, including 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.
8. 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
Resolution No. ARC -1017-18
950 Orcutt Road, ARCH -1196-2017
Page 4
building permit shall confirm that parapets and other roof features will adequately screen
them. A line -of -sight diagram may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements.
9. 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,
preference shall be provided for evergreen trees and landscaping species. Project plans shall
include dense evergreen landscaping between the parking lifts and property line as seen from
the railroad, to the satisfaction of the Community Development Director.
10. 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.
11. Any new proposed signage or murals 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. The Director may refer signage
to the ARC if it seems excessive or out of character with the project.
Utilities Department
12. 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 along public roads.
13. The project site has been known to contain abandoned septic tanks. During demolition or
grading operations, all encountered septic tanks shall be destroyed per current code standards.
New sewer lateral services shall be installed per latest engineering design standards to ensure
that existing sewer piping is completely removed from existing septic tanks.
14. 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.
15. Any private sewer services that cross one parcel for the benefit of another shall provide
Resolution No. ARC -1017-18
950 Orcutt Road, ARCH -1196-2017
Page 5
evidence that a private utility easement appropriate for those facilities has been recorded prior
to final Building Permit.
16. The project will be responsible for contributing its fair share for off-site improvements to the
City's wastewater collection system along Capitolio Way from Broad Street to Sacramento
Street. Pending publication of the 2018 Capacity and Connection Fees, the fair share will be
included in the 2018 Impact Fee schedule, or it will be included in a reimbursement agreement
for the sewer capacity expansion programed from manhole M15-1 to manhole M14-8.
17. The project's commercial and residential uses shall be metered separately with one master
meter for the apartment complex. Per Chapter 13.4.120 of the City's Municipal Code,
separate parcels will be supplied through individual water service connections and private
service lines shall not cross parcel boundaries.
18. All dwelling units serviced by a public master meter are to be individually sub -metered with
a private meter.
19. The site is within the City's Water Reuse Master Plan area and landscape irrigation for the
project shall utilize recycled. The project shall install 350 -feet of 8" recycled water main
along the south frontage, or along Orcutt Road, to the satisfaction of the Utilities Director.
20. The private 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. Three sets of irrigation plans shall be submitted to the Building
Department for review during the City's building permit review process.
21. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and
refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall
be accommodated within the site for waste, recycling, and organics.
Engineering Division — Public Works/Community Development
22. An encroachment permit will be required from the Public Works Department for any work or
construction staging in the public right-of-way.
23. A traffic control plan and/or pedestrian control plan shall be approved prior to encroachment
permit issuance for work in the public right-of-way.
24. Any sections of damaged or displaced curb, gutter & sidewalk shall be repaired or replaced
to the satisfaction of the Public Works Department.
25. The existing curb ramp at the northeast corner of the Orcutt/Duncan intersection shall be
replaced, altered or upgraded to comply with current ADA and City Engineering Standards.
A minimum 4' landing shall be provided at the top of the ramp. Sufficient right of way to
Resolution No. ARC -1017-18
950 Orcutt Road, ARCH -1196-2017
Page 6
accommodate the curb ramp shall be dedicated to the City prior to building permit issuance.
26. Complete frontage improvements will be required as a condition of the building permit. The
improvements shall be constructed in accordance with the City Engineering Standards in
effect at the time of encroachment permit issuance. These improvements shall include
installation of sidewalk along Duncan Road and installation of street lights along Duncan
Road and Orcutt Road. Widening of the sidewalk at the street light locations and other
obstructions may be required to accommodate ADA access.
27. Prior to building permit issuance, the applicant shall dedicate a street or pedestrian easement
to the City for the new sidewalk along Duncan Road and the ADA extensions at the drive
approaches.
28. The existing drive approaches on Orcutt Road and Duncan Road shall be removed and
replaced with City standard curb, gutter, and sidewalk.
29. The traffic signal design at the intersection of Orcutt/Duncan shall be completed under a
separate public improvement plan submittal. These improvements may need to include
restriping of the intersection, relocation of the existing fire hydrant, and reconstruction of
existing curb, gutter, sidewalk, cross -gutter, and curb ramp. A separate plan review fee for
this improvement plan submittal shall be paid to the Public Works Department at the rate in
effect at time of submittal.
30. Any additional right-of-way necessary to accommodate the traffic signal improvements shall
be dedicated to the City prior to building permit issuance.
31. The building plan submittal shall show the right-of-way width, location of frontage
improvements, dimensions and bearings for all property lines, and all easements and
dedications. All existing and proposed frontage improvements, utility installations, and
drainage improvements shall also be shown.
32. Longitudinal encroachments of private infrastructure, such as storm drain lines, within the
street right-of-way or public utility easements will not be allowed unless otherwise approved
by the City Engineer.
33. Prior to building permit issuance, the owner shall relinquish all vehicular access rights along
the Orcutt frontage.
34. Prior to building permit issuance, a 10' public utility easement and 10' street tree easement
shall be dedicated along the Orcutt and Duncan frontages.
35. Prior to building permit issuance, a street easement shall be dedicated to the City for the future
grade separation crossing on Orcutt Road at the railroad tracks.
36. The applicant shall construct a Class I bike path along the Orcutt Road frontage prior to
occupancy. Prior to building permit issuance, sufficient right-of-way to accommodate the
Resolution No. ARC -1017-18
950 Orcutt Road, ARCH -1196-2017
Page 7
Class I path shall be dedicated to the City.
37. The exact location of the existing storm drain line along the north property line shall be
determined in the field and shown on the building plan submittal. No walls, footings,
structures, utilities, or other conflicting improvements shall be located within 5' of the storm
drain line. A storm drain easement may be required for this line depending on its location.
38. Prior to occupancy any monuments of record that define or control the property boundary or
adjacent street right-of-way shall be verified in the field, and if said monuments are missing,
then the monuments shall be reset and a record of survey or corner record shall be filed
accordingly, unless otherwise waived by the Public Works Director.
39. 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 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.
40. Show the location of the proposed mail receptacles or mail box unit (MBU) to the satisfaction
of the Post Master and the City Engineer. Provide a mailbox unit or multiple units to serve
all dwelling units and commercial spaces in this development as required by the Post Master.
MBU's shall not be located within the public right-of-way or public sidewalk area unless
specifically approved by the City Engineer. Contact the Post Master at 543-2605 to establish
any recommendations regarding the number, size, location, and placement for any MBU's.
41. The building plan submittal shall show the existing utility poles along the Duncan Road
frontage to be removed and overhead utility wires placed underground to the satisfaction of
the serving utility companies and the City. New and existing wire utilities including electrical
service, phone, and cable TV shall be placed underground.
42. The building plan submittal shall clearly show the location of the fire service lateral, riser,
Fire Department Connection (FDC), and appurtenances. The FDC or other equipment shall
not encroach into the public right-of-way or public sidewalk area. Recessed equipment shall
be provided to the satisfaction of the Fire Marshal.
43. Any existing water and sewer services not being reused shall be abandoned at the main.
44. 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. Drainage from the trash enclosure shall comply with the City
Engineering Standard 1010.B regarding water quality treatment prior to discharge to the
storm drain system or gutter.
Resolution No. ARC -1017-18
950 Orcutt Road, ARCH -1196-2017
Page 8
45. 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.
46. The building plan submittal shall include a complete grading, drainage and topo 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. Include the finished floor elevation of the proposed structures.
Show all existing and proposed drainage courses, pipes and structures; indicate the size, type
and material.
47. Where feasible, the on-site drainage inlets shall be open -bottomed sumped inlets to facilitate
groundwater recharge and water quality treatment.
48. The building plan submittal shall include a complete drainage report and plans prepared in
accordance with the Waterways Management Plan, Volume III, Drainage Design Manual and
the Post Construction Stormwater Requirements as promulgated by the Regional Water
Quality Control Board.
49. Provide a Private Stormwater Conveyance System Management and Maintenance Agreement
on a form provided by the city. The agreement shall be recorded and shall reference any
separate maintenance program documents and the approved building plans.
50. An Operations & 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.
51. 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.
52. EPA Requirement: General Construction Activity Storm Water Permits are required for all
storm water discharges associated with a construction activity where clearing, grading and
excavation results in land disturbance of one or more acres. 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 Water Resources Control Board
(SWRCB). An application is required to the State Board under their recently adopted
Stormwater Multi -Application, Reporting, and Tracking System (SMARTS).
Resolution No. ARC -1017-18
950 Orcutt Road, ARCH -1196-2017
Page 9
53. One 15 -gallon street tree is required for each 35 lineal feet of frontage. The City Arborist
shall approve the tree species and planting requirements.
Transportation Division — Public Works
54. Prior to building permit issuance, the applicant shall incorporate a design of a Class 1 bike
path on Orcutt Road along the project frontage per the City Bicycle Transportation Plan, to
the satisfaction of the Public Works Director.
55. Fair -share Transportation Impact fees shall be paid prior to building permit issuance for the
following improvements. The fee shall be based on each new P.M. Peak Hour Trip generated
by the project traveling through the intersection, subject to the approval of the Public Works
Director.
a. Orcutt Road Widening from Sacramento Drive to Laurel Lane
b. Intersection widening and improvements to the South/Broad/Santa Barbara Street
Intersection
The installation of a traffic signal at the intersection of Broad Street and Woodbridge
Building Department
56. Plans submitted for a building permit shall provide accessible parking for each type of parking
facility in accordance with CBC I I 09 and 11 B-208.
57. Plans submitted for a building permit shall provide an elevator for the amenity building,
subject to provisions of CBC 11 B-206 based on occupancy and to the satisfaction of the Chief
Building Official and Community Development Director.
Indemnification
58. 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.
On motion by Commissioner Smith, seconded by Commissioner Withers, and on the
following roll call vote:
AYES: Commissioners Beller, Rolph, Smith, Soll, Withers, and Chair Root
Resolution No. ARC -1017-18
950 Orcutt Road, ARCH -1196-2017
Page 10
NOES: None
REFRAIN: None
ABSENT: Vice -Chair Nemcik
The foregoing resolution was passed and adopted this 17th day of September ,2018.
Doug David on, Secretary
Architectural Review Commission