Loading...
HomeMy WebLinkAboutREDwalterph3III~~~~~►►►►~~~~~►►~~~~~►~;,~~~~~►~CO u p cal memo to n O u m city of san Luis oulspo, aammistnatlon depaatmen t DATE : September 7, 201 0 TO : City Counci l FROM : Katie Lichtig, City Manage r The questions listed below were asked by Council Member Marx in relation to item PH-3 o n tonight's City Council Agenda. As discussed in the agenda report, changes to the building code in 2008 necessitated changes t o the building designs approved for Tract 2707 (Laurel Creek). The revised building designs wer e reviewed and approved by the ARC on December 1, 2008 . The ARC's approval include d approval of minor encroachments into the creek setback area . The ARC's approval letter is attached (Attachment 1), and the agenda report written for th e ARC will be placed in the Council Reading File for additional background information . 1 . What is the specific impact to Open Space? The ARC determined that the "creek setback encroachment is minor and will cause no loss o f riparian vegetation, in compliance with mitigation measures BIO/mm-7 and BIO/mm-8 ." In total, the ARC approved nine findings in support of the encroachments, and an EIR addendu m prepared for the project concluded that there were no new environmental impacts associated wit h the revised building designs . RECEIVE D 2 . What are the "minor encroachments?" SEP 0 7 2010 / The longsdashedl-lineCLER K represents the creek setback. The corner o f Building 24 and th e adjacent perimeter pat h falls within the setback area. RED FILE MEETING AGENDA DATEi!1//©.ITEM It Ply C :\Doeuments and Settings\mcodron\Desktop\Tract2707(open space).doc By : Jay Walter, Public Works Director ‘#OLI2 &oPy 11–COUNCI L D-A G e ,40,c1ErATTORNEYD LERK/ORP G q DEPT HEAD Syr?l+3 mid t't n _ 'Co ccfh Ar SUBJECT : Item PH-3 : Tract 2707 Amending Map and Impacts to Open Space C'CDD DI R["FIN DI R 2 -FIRE CHIE FaPWDIR2-POLICE CH FEr REC DI R aUTIL DI R HR DI R ~C csy /1162 Council Memorandum (Item PH-3 ) September 7, 201 0 Page 2 Building 31 and Building 11 also encroach a small amount in the required creek setbac k area. The perimeter path adjacent to thes e buildings is also located in the setback area . The findings for creek setback exceptions are included in the Recommendation, below. The minor encroachments are shown in the graphics above . A site plan is attached for referenc e (Attachment 2). The total building encroachment is 137 square feet . The Council is being aske d to approve a Biological Open Space Easement Agreement that reflects the encroachments show n above . 3.What is the Natural Resource Manager's input regarding this open space issue ? The Natural Resources Manager supported the ARC's approval of the encroachments in 200 8 because there are no open space impacts that will occur . Specifically, no riparian vegetatio n needs to be removed to accommodate the revised building designs . The encroachments are int o the setback area, not into the resource area . The proposed easement, which is before the Council for approval, implements restrictions on th e general use of the open space, and establishes maintenance requirements within the easemen t that are the responsibility of the property owner . Council approval of this easement will improv e staff's ability to monitor and enforce the City's requirements . Attachments : 1.ARC Approval Letter, 12-1-0 8 2.Site Plan with building numbers ATTACHMENT 1 city Of san LUIS OBISp0 Community Development Department • 919 Palm Street, San Luis Obispo, CA 93401-321 8 December 9, 200 8 Ben Ferrar i Watt Communitie s 201 S . Miller Road, Suite 10 8 Santa Maria, CA 9345 4 SUBJECT : ARCPR 151-03 : 861 and 953 Orcutt Roa d Review of a plan revision proposed for the Laurel Creek projec t affecting the design of 112 units and request for creek setbac k exceptions for a perimeter trail and three residential building s Gentlemen : The Architectural Review Commission, at its meeting of December 1, 2008, grante d final approval to your project, based on the following findings, and subject to th e following conditions and code requirements : Findinqs – Community Design Guidelines 1.The project maintains a high quality of craftsmanship in development through us e of authentic building styles, design elements, and materials . The project incorporates elements of Craftsman and Mission building styles in an authenti c manner. 2.The project buildings are clustered to achieve a "village" scale . The variou s buildings are designed to create a visual and functional relationship with on eanother. The buildings are designed so that their entrances open up to the projec t paths and sidewalks and the garages only face the motor courts . In addition, each street terminates at an open space feature, providing pleasant views from th eproject roadways . 3.The project buildings provide a sense of human scale . The project building s incorporate significant wall and roof articulation to reduce apparent scale . Roofs are multi-planed to avoid large, monotonous expanses . Horizontal and vertica l wall articulation is expressed through the use of elements such as wall offsets , recessed windows and entries, awnings, and second-floor setbacks . 4.The project buildings incorporate setbacks at the ground-floor level and/or uppe r levels (stepped-down) along street frontages such that they do not visuall y dominate the adjacent neighborhood . The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities .Telecommunications Device for the Deaf (805) 781-7410 . ATTACHMENT 1 ARCPR 151-03 Page 2 5.The project buildings' elements are in proportion . Building designs demonstrate continuity, harmony, simplicity, rhythm, and balance and are in proportion to on e another. 6.The project's internal streets are designed as if they were pleasing public streets , with comprehensive streetscapes including sidewalks, and planting strips betwee n curb and sidewalk with canopy trees . 7.The project landscaping is planned as an integral part of the overall design and no t simply located in "left-over" areas . Landscaping is used to help define outdoo r spaces, soften the project structures' appearance, and to screen parking, loading , storage, and equipment areas . 8.Where visual screening at ground level is required (for those portions of th e development visible from Broad Street and Orcutt Road), the project utilizes a combination of elements as appropriate, such as walls, berms, and landscaping . 9.The project maintains views of the South Street Hills and the Santa Lucia Foothill s to the greatest extent possible . Findings – Creek Setback Exception s 10.The location and design of the proposed pedestrian paths will minimize impacts t o riparian habitat, because the creek setback encroachment is minor and will caus e no loss of riparian vegetation, in compliance with mitigation measures BIO/mm-7 and BIO/mm-8, which prescribe actions that must be taken to prevent/mitigat e potential impacts to riparian vegetation . The path has been designed to meande r along the creek setback boundary with the majority of the path being outside th e required setback . When it is finally constructed, a fence will separate the cree k corridor from the active path, and less than 50% of the creek setback area will b e enclosed, consistent with the City's Creek Setback Ordinance . 11 The exception will not limit the City's design options for providing flood contro l measures because the proposed pedestrian paths are at grade and provide n o barrier to historical drainage flows . 12.The exception will not prevent the implementation of City-adopted plans, becaus e City policies promote high-density residential development on the project site, an d approval of the project includes a requirement to implement a riparian corrido r enhancement plan, which was approved as part of the construction plans for th e first phase of the project . 13.There are circumstances applying to the site that do not apply generally to land i n the vicinity with the same zoning that would deprive the property of privilege s enjoyed by other property in the vicinity with the same zoning, because the projec t site is occupied by four separate creeks and creek setback exceptions wer e approved for the neighboring residential project to allow for flexibility in site ATTACHMENT 1 ARCPR 151-03 Page 3 planning and to implement General Plan programs that call for high-densit y residential within the zone . 14.The exception will not constitute a grant of special privilege because th e exceptions are being made to preserve density on the project site and the site wa s rezoned from Manufacturing specifically for the purpose of providing a high-densit y residential project . Development plans in the immediate vicinity also encroach int o the City's required creek setback area, and these exceptions were evaluated in th e project EIR . All mitigation measures from the EIR are still in effect and will appl y to all projects in the vicinity equally . 15.The exception will not be detrimental to the public welfare because it enable s construction of a pedestrian path and residential buildings that enhance publi c safety and welfare . The path is an amenity for occupants of the project that wil l have no impact on flooding or create other hazards . 16.The site cannot be developed to its full potential without an exception because sit e redesign will result in the loss of a minimum of three housing units, which i s inconsistent with the project approvals for high-density residential development i n consideration of the minor nature of the exception . 17.Redesign of the project would deny the property owner reasonable use of th e property because it will further reduce development anticipated by the City-initiate d rezoning of the project site for the express purpose of implementing a Housin g Element program to provide for high-density residential development . 18.The Community Development Director has determined that a new biologica l survey is not necessary because such surveys were performed for the project EI R and all mitigation measures and monitoring requirements from the EIR are still i n effect and will apply throughout construction of the remainder of the project . Condition s 1.All mitigation measures adopted by Council Resolution No . 9747 remain in effect through the completion of the project . 2.Project plans submitted for future construction permits shall be in substantia l compliance with the floor plans and elevations approved by the ARC for th e revised building designs . 3.All conditions of approval established by the ARC's original project approva l remain in effect for the project, except for the building design modification s (elevations, building footprints, and associated landscaping) approved as part o f this action . ATTACHMENT 1 ARCPR 151-0 3 Page 4 Code Requirement s The following code requirements are included for information purposes only . They serve to give the applicant a general idea of other City requirements that will apply t o the project. This is not intended to be an exhaustive list as other requirements may b e identified during the plan check process . 1.Each dead-end water main shall terminate with a blow-off assembly . 2.The applicant shall submit revised public improvement plans for Tract 2707 t o install a raised island and appropriate signing and striping at the southernmos t driveway on Sacramento to restrict turn movements at the driveway t o right-in/right-out only . The raised island shall have a mountable curb, so it can b e traversed by emergency vehicles . The landscape plans shall also be revised, s o that no bushes or shrubs exceeding 3' in height shall be planted between th e southernmost driveway and the creek within the sight triangle . The raised islan d shall be constructed prior to occupancy of any units being served by th e southernmost driveway . 3.Prior to release of the 10% guarantee and defective material bonds for Tract 2707 , the operation of the southernmost driveway shall be evaluated . If, at any tim e prior to release of said bonds, the safety or operation of the driveway is deeme d inadequate by the City, the applicant shall, within 90 days of notification by th e City, install bollards at the driveway to prohibit all vehicular access . Pedestria n and bicycle access shall continue to be provided at the driveway . All futur e owners of units within Tract 2707 shall be notified of the possibility of sai d driveway being closed to vehicular access . 4.The existing lot lines shall be adjusted prior to building permit issuance, s o buildings do not cross property lines . 5.A new or revised easement for open space shall be recorded in conjunction wit h the lot line adjustment or building permit, whichever is first . A new or revised ope n space agreement may be required . 6.A new or revised easement for common access, parking, drainage, public utility , private utility, water, and sewer shall be recorded in conjunction with the lot lin e adjustment or building permit, whichever is first . 7.The improvement plans for this project shall clearly indicate that the storm drai n line crossing Sacramento Drive and the storm drain lines leading to the basin are to be private lines . A recorded agreement addressing maintenance of the privat e lines shall be required prior to building permit issuance or approval of improvemen t plans . It is recommended that the proposed 12" storm drains lines be increased t o 18" minimum for maintenance purposes . ATTACHMENT 1 ARCPR 151-0 3 Page 5 8.Fire Department Access :Access shall be in accordance with Chapter 5 of th e California Fire Code (CFC). Access roads shall have an unobstructed width of no t less than 20 feet and an unobstructed vertical clearance of 13' 6". Access road s shall be designed and maintained to support the imposed loads of a 60,000 poun d fire apparatus and shall be provided with a surface so as to provide all-weathe r driving capabilities . 9.Address Numbers :Approved address numbers shall be placed on all new building s in such a position to be plainly visible and legible from the street fronting th e property . Numbers shall be a minimum of 5" high x 1/2" stroke and be on a contrasting background . 10.Water Supplies :Water Supplies shall be in accordance with Sections 508 of th e CFC . An approved water supply capable of providing the required fire flow for fir e protection is required . The fire flow shall be determined using Appendix B of th e CFC . 11.Fire Department Access to Equipment :Rooms or areas containing controls fo r air-handling systems, automatic fire-protection systems, or other diction , suppression, or control elements shall be identified for use by the fire departmen t and shall be located in the same area . A sign shall be provided on the door to th e room or area stating "Fire Sprinkler Riser" and "Fire Alarm Control Panel". 12.Knox Box :A Knox Box shall be provided on the outside of the Fire Sprinkler Rise r Room with a key to the room . 13.Fire Protection Systems and Equipment :Fire protection systems shall be installe d in accordance with the CFC and the California Building Code . An approved NFP A 13R system will be required for this project . Shop Drawings and Specification s shall be submitted for review and approval prior to installation . Maintenance agreements of the fire sprinkler system shall be included in the CC&R's of thi s project . 14.Fire Safety During Construction :Buildings undergoing construction, alteration, o r demolition shall be in accordance with Chapter 14 of the CFC . The decision of the Commission is final unless appealed to the City Council within 1 0 days of the action . Any person aggrieved by the decision may file an appeal . Appea l forms are available in the City Clerk's office or on the City's website (www .slocity .org). The fee for filing an appeal is $100 and must accompany the appeal documentation . While the City's water allocation regulations are in effect, the Architectural Revie w Commission's approval expires after three years if construction has not started, unles s the Commission designated a different time period . On request, the Communit y Development Director may grant a single, one-year extension . ATTACHMENT 1 ARCPR 151-0 3 Page 6 If you have any questions, please contact Michael Codron at 781-7175 . Sincerely , Pamela Ricci, AIC P Senior Planne r cc : County of SLO Assessor's Office + PHASE I COLOR KEY PHASE I I COLOR KEY CMRS .AN1CI 0 mecATcS OVY.1W.1 • V.\DVGS\A7068\A7068 .10 GRAPHICS \A7086.12-Mo teriols\080723 wahhiols .,pe N =ZW Wkhee Malcolm Architects, LLP T1„w..~m qq SW, 30.V a N~./.]*3201]E'.wy ]0.100] N a SITE PLA N STYLE + COLOR BLOCKIN G LAUREL CREEK TOWNHOME S WATT COMMUNITIE S a eo.a 12 0so