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HomeMy WebLinkAbout3731 Orcutt - BLDG-5219-2019_Review_v1 (2) Date: November 6, 2019 Plan Check Review # 1 Staff Response: Review #1 Review #2 Review #3 Review #4 (Additional Fees) Applicant Response: Please indicate here if any new changes have been made to the plans that are not a result of the corrections from this list. Briefly describe the type of changes and their location on the plans. Check one: _____yes ______no Print Name: If yes, please briefly describe the changes and where they are located on the plans: Project Address 3731 Orcutt Rd Project Name Taylor Garage / Workshop Application Number BLDG-5219-2019 Review of BUILD (N) 1-STORY GARAGE WITH ROOF DECK Occupancy Class Click or tap here to enter text. Construction Type Click or tap here to enter text. Occupant Load Click or tap here to enter text. Sprinklers Click or tap here to enter text. 1 2 3 4 Plan Check Review #1 3731 Orcutt Rd BLDG-5219-2019 Page 2 Planning Walter Oetzell, Assistant Planner (805) 781-7593 | woetzell@slocity.org ☐ Ready for Action ☒ Needs Resubmit (see below) On review of the proposed plans, the following comments are provided: 1. Architectural Review. As provided in Municipal Code § 2.48.050 (A) and Community Design Guidelines § 1.2 (A), architectural review is required for all structures and physical improvements including single-family dwellings where the scale or character of the proposed dwelling contrasts significantly with adjacent or neighboring structures, and the Director may require minor or incidental architectural review where necessary to meet the intent of the city’s design guidelines. Zoning Regulations § 17.106.020 (B) (1) also subjects residential enlargements and modifications larger than 1,000 square feet to Development Review to ensure consistency with applicable development standards and regulations of these Zoning Regulations, and adopted Design Guidelines and policies, using criteria which include consideration of compatibility with neighboring properties and developments with regard to building heights, massing, and similar site design and building design features. In addition, by definition, use of an accessory structure is incidental and subordinate to the use of the principal structure on the site, in this case a single-family dwelling. Community Design Guidelines for additions and alterations (§ 5.5 (C)) encourage additions and modifications to respect existing architectural style, detailing, scale, and composition of existing buildings and to be designed with consideration for the design and massing of adjacent residences, to promote neighborhood compatibility. The extent, scale, massing, and height of the proposed garage and workshop building significantly exceed that of the primary building on the site (the single-family dwelling), as well as that of neighboring structures. As such, the proposed design appears to be inconsistent with applicable design guidelines and subject to Architectural Review (Development Review). Contact Planning at (805) 781-7170 for information about satisfaction of Development Review requirements and Architectural Review for the proposed design. Alternatively consider revising the design of the garage and workshop building to satisfy the intent of Community Design Guidelines for scale, height, massing, and detailing of the building, with consideration for the design and massing of adjacent and neighboring buildings and neighborhood compatibility, and consistent with the incidental and subordinate function of such an accessory building in relation to the primary (single-family residential) building on the site. Response (Include Sheet and Detail Number): Plan Check Review #1 3731 Orcutt Rd BLDG-5219-2019 Page 3 Fees Vanessa Nichols vnichols@slocity.org 805-781-7588 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☐ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 1. Fees pending other department reviews. No action required. Response (Include Sheet and Detail Number): Fire Rodger Maggio rmaggio@slocity.org 805-781-7386 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☐ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) 2. City Building Code amendments requires fire sprinklers in new buildings with a Group U occupancy greater than 1000 square feet of floor area. Chapter 5 of the California Building Code requires fire sprinklers conforming to NFPA 13 (commercial sprinklers) in U occupancies over 1 story. Show Fire sprinkler deferred submittal note on plans and show location of 4” fire lateral and backflow on site plans. Response (Include Sheet and Detail Number): 3. Al new buildings in San Luis Obispo shall comply with Chapter 7A of the California Building Code for exposure to wildland fires. Response (Include Sheet and Detail Number): Plan Check Review #1 3731 Orcutt Rd BLDG-5219-2019 Page 4 Engineering Development Review- Public Works Richard Avila ravila@slocity.org Phone (805) 783-7734 ☐ Ready for Action ☒ Needs Resubmit ☐ OK for Counter Re-Check ☒ Final Inspection Required (staff reminder: add yourself to final inspection in permit module) General Comments: These plans are considered incomplete and additional comments may apply when all minimum plan information and/or supporting documentation is provided through the plan review process. Provide responses to each comment, as appropriate, and note on what page(s) in the plan set each item is addressed. Include the name and phone # of the person(s) providing responses. The following items are required prior to building permit issuance: 1. The project shall show and document compliance with the 2014 Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board. The building permit application shall include the required PCR checklist to show compliance with any pertinent standards. The checklist is available at the following link: http://www.slocity.org/home/showdocument?id=5190. 2. If the PCR checklist triggers water quality requirements, then provide a Private Stormwater Conveyance System Management and Maintenance Agreement (Operations 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. The following items need correction on the draft construction plans: 3. See plans labeled “Public Works Dev Rev Redlines #1” for additional comments. Return this redlined set with your resubmittal. 4. Note: Current City Engineering Standards and Specifications dated May 2018 are available online at http://www.slocity.org/home/showdocument?id=9808 Otherwise, hard copies are available for purchase at 919 Palm Street, San Luis Obispo. 5. The following notes shall be included on the cover sheet of the building plans, the architectural site plan, and/or grading plans as appropriate: a. All work located within the public right-of-way or within the jurisdiction of the Utilities and Public Works Departments shall comply with the most current edition of the Engineering Standards and Standard Specification. (The current adopted Standards are dated January 2016.) b. Any sections of damaged or displaced curb, gutter & sidewalk, or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. c. A separate encroachment permit is required for any work in the public right-of-way, within city Plan Check Review #1 3731 Orcutt Rd BLDG-5219-2019 Page 5 easements, or for connections to public utilities. Work requiring an encroachment permit includes but is not limited to demolitions, utilities, water, sewer, and fire service laterals, curb, gutter, and sidewalk, driveway approaches, sidewalk underdrains, storm drain improvements, street tree planting or pruning, curb ramps, street paving, and pedestrian protection or construction staging in the right-of-way. d. Contact the Public Works inspection hotline at 781-7554 with at least a 48-hour notice for any required encroachment permit inspection or final inspection. e. The adjoining street shall be cleaned by sweeping to remove dirt, dust, mud and construction debris at the end of each day. f. A traffic and pedestrian control plan shall be submitted to the Public Works Department for review and approval prior to encroachment permit issuance. g. Any existing survey monuments shall be protected in place or shall be tied out by a licensed land surveyor prior to disturbance and then replaced prior to occupancy in accordance with Section 8771 of the California Business and Professions Code. h. Erosion control measures shall be implemented and maintained to the satisfaction of the Building Official and Public Works Director during all demolitions, construction and ground disturbing activities. i. Hand digging is required within the drip line of trees to remain; any exposed roots shall be observed by City Arborist before removing. Contact City Arborist Ron Combs at 781-7023 before commencing with construction, grading, or excavations. j. One 15-gallon street tree is required for each 35 lineal feet of frontage or fraction thereof. Tree species and planting requirements shall be per city engineering standards. 6. The architect and/or engineer of record shall stamp and sign all plan sheets prior to permit issuance 7. Show all building setbacks on the site plan for reference. 8. Specify if fire sprinklers are required from Fire Department. 9. Provide a complete site utility plan. Show all existing and proposed on-site and off-site utilities. Show the location of all overhead and underground utilities along with the location of any utility company meters. Show all existing and proposed improvements located within the public right-of- way if applicable. 10. Include reference to Engineering Standard #6810 for the proposed new sewer lateral. 11. Drainage is not adequately addressed. The plan does not indicate whether the property will be graded to preclude cross-lot drainage, or, appropriate easements and improvements provided to carry drainage to an approved point of disposal. 12. 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 Plan Check Review #1 3731 Orcutt Rd BLDG-5219-2019 Page 6 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 drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 13. Show all existing and proposed drainage courses, pipes and structures; indicate the size, type and material. Include the top of grate (TG) elevations and invert elevations for all catch basins and storm drainage piping systems. Include the slopes of surface and sub-surface drainage channels and piping respectively. 14. Include reference on the cover sheet of the plans to the project soils report. Include reference to the soils engineering firm, report number, and report date. 15. Provide an update and/or final review letter from the soils engineer stating that the building plans have been reviewed and have been found to be in general conformance with recommendations in the report. 16. A tree removal permit is required from the City Arborist. Contact arborist at (805) 781-7220 to coordinate a site inspection and to verify tree removal permit application requirements. The tree removal permit shall be issued prior to building permit issuance. Otherwise, the building plans shall be revised to show tree preservations.