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HomeMy WebLinkAboutARCH-0339-2017 (546 Higuera) Findings and Conditions August 14, 2017 John Belsher Higuera Commons, LLC 3480 S. Higuera Street, Suite 130 San Luis Obispo, CA 93401 SUBJECT: ARCH-0339-2017 (546 Higuera) Review of the repositioning, restoration, and rehabilitation of the Master List Historic Structure known as Norcross House, including the construction of an additional two-story dwelling unit. This project is categorically exempt from environmental review. Dear Mr. Belsher; On August 14, 2017, I reviewed your plans to rehabilitate and reposition a Master List Historic Resource, known as the Norcross House, and construction of a two-story detached residence in the Commercial Retail (C-R) zone. The project has been reviewed by the Culutural Heritage Committee on July 24, 2017, and recommended for approval to the Community Development Director. After reviewing the plans, I determined that the project is minor and will not require review by the Architectural Review Commission. Your plans are approved based on the following findings and subject to conditions. Findings: 1. The project will not be detrimental to the health, safety, or welfare of those working or residing in the vicinity since the proposed project is consistent with the site’s zoning designation, and will be subject to conformance with all applicable building, fire, and safety codes. 2. The project is consistent with the General Plan because it promotes policies related to compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11) and housing production (HE 6) since the project retains the scale and character of the existing residence; maintains the existing residential use, and creates two additional multi-family units. 3. As conditioned, the project is consistent with the Community Design Guidelines for multifamily housing design and is consistent with the City’s Historic Preservation Guidelines, because the architectural character of the existing residence is retained, and new construction is consistent with the existing character including site design, roofing style, siding materials and finish, and scale. The proposed project does not alter the scale or historical character of the existing residence. ARCH-0339-2017 546 Higuera Street Page 2 4. 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). 5. The project is exempt from environmental review under Class 31 (Section 15331) Historical Resource Restoration/Rehabilitation of the CEQA Guidelines because the project consists of rehabilitation and restoration of a historical resource in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. The project is also identified as an in-fill development project (Section 15332) that is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The project will not result in significant impacts on historic resources, traffic, noise, air quality or water quality. Conditions: Planning Division 1. Final project design and construction drawings shall be in substantial compliance with the project plans approved by the Community Development Director. A separate full-size sheet shall be included in working drawings submitted for a building permit that list all conditions, and code requirements of project approval (ARCH-0339-2017) and Resolution No. CHC- 1005-17 as Sheet No. 2. Reference should 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. Final exterior details including lighting, gutters, downspouts, colors, trim dimensions, and any other exterior details, shall be called out on construction plans and shall be consistent with Secretary of the Interior Standards and Historical Preservation Guidelines to the satisfaction of the Community Development Director. 3. Parking spaces may be arranged in tandem for residential uses when parking spaces are identified for the exclusive use of occupants of a designated dwelling. Granting of tandem parking will not alter the overall character of the neighborhood or the streets appearance because the tandem parking is entirely within the driveway leading to the garage along Garfield Street reserved for the exclusive use of occupants of a single dwelling. 4. Final plans will clearly depict the location of short and long-term bicycle parking. Sufficient detail about the placement and design of bike racks and lockers to demonstrate compliance with relevant Engineering Standards (#7930) and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. 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. Plans shall demonstrate the use of high quality materials for the windows ARCH-0339-2017 546 Higuera Street Page 3 that reflect the architectural style of the project and are compatible with the neighborhood character, to the satisfaction of the Community Development Director. 6. Plans submitted for a building permit review shall include lighting fixture details. 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. 7. All ducts, meters, air conditioning equipment, and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure. Public view includes the existing views from all public streets and sidewalks. Gas and electric meters, electric transformers, and large water piping systems (backflow prevention devices) shall be completely screened from public view with approved architectural features and/or landscape plantings and/or placed on the interior of the structure. 8. Plans submitted for construction permits will include elevation and detail drawings of all walls and fences. Fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§17.16.050 –Fences, Walls, and Hedges). 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. The final landscape plan shall be in full conformance with landscaping standards established in the Community Design Guidelines for Hillside Development, to the satisfaction of the Community Development Department. 10. The architectural review approval of this project shall expire after three years if construction has not started. On request, the Community Development Director may grant a single, one- year extension. Engineering Division – Public Works/Community Development Department 11. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 12. The applicant shall schedule a site inspection with Engineering Development Review to determine the limits of damaged or displaced sidewalk, curb, and gutter to be replaced per city engineering standards. The analysis of replacement sidewalk shall consider new or upgraded utility installations. Unless otherwise waived by the City Engineer, the existing tree well(s) shall be upgraded with frames, grates, and guards per city engineering standards. ARCH-0339-2017 546 Higuera Street Page 4 13. The Dana Street frontage shall be evaluated for any required up grades including but not limited to weed abatement, street tree planting(s), and repair/replacement of damaged or displaced curb, gutter, and sidewalk to the satisfaction of the City Engineer. 14. This project is located within the Mission Style Sidewalk District of downtown. Any new or replacement driveway approach, curb ramp, curb, gutter, sidewalk, or utility vaults shall be installed in the Mission Style per city standard #4220. 15. 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 services shall be shown along with any proposed alterations or upgrades. The plan shall include the approved HCD utility plan for reference. The plan shall clarify any shared utilities between the park units and the proposed project. All work in the public right-of-way shall be shown or noted. 16. The building plan submittal shall include a PG&E handout package for any new or upgraded electrical and shall be reviewed and approved prior to construction. 17. The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the high point elevation or grade break at the yard areas and drainage arrows to show historic drainage. Include the finished floor elevation of the residence, existing finish grade elevations, and existing yard drainage. Show all existing and proposed drainage courses, pipes and structures; indicate the size, type and material. 18. This property is located in two designated flood zones. The property is located in an AE floodzone and AO (2’depth) floodzone. Show the limits of each flood zone on the plans for reference. The new structure and moved buildings are subject to the Floodplain Management Regulations. As a master list historic building, the moved Norcross house may be exempt from full compliance with the Floodplain Management Regulations. Show compliance with FEMA requirements unless otherwise waived by the City. The garage may be “wet” floodproofed to 1’ above the Base Flood Elevation (BFE) if elevating the garage finished floor is infeasible or impractical. 19. The applicant should consider processing a Letter of Map Amendment (Determination Document) to revise the AO (2’ depth) floodzone to a less conservative flood depth. 20. The proposed new homes regulated by HCD are subject to the same floodplain management regulations. Contact HCD for the appropriate forms to document compliance with these regulations. 21. 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. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. The checklist shall include the replaced area of the driveway serving the new structure. ARCH-0339-2017 546 Higuera Street Page 5 22. An operations and maintenance manual may 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. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 23. 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 to remain and be protected. 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. The plan shall show all existing and proposed street trees. 24. Tree protection measures shall be required for the existing neighboring tree(s) located at 544 Higuera adjacent to the Norcross house and new residence. Tree protection measures may include canopy pruning, root pruning, specialized construction for utility trenching, and/or special foundation design for the new or relocated structures. Contact the City Arborist to schedule a site inspection prior to preparation of final building plans. 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 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. 25. The building plan submittal shall show one new 24” box street trees to be planted in the sidewalk in a tree well with a frame, grate, and guard per city engineering standards. Tree species and planting requirements shall be in accordance with city engineering standards. Utilities Department 26. The property’s existing sewer lateral to the point of connection at the City main must pass a pipeline video inspection (visual inspection of the interior of the pipeline), including repair or replacement, as part of the project. The pipeline video inspection shall be submitted during the Building Permit Review Process for review and approval by th e Utilities Department prior to issuance of a Building Permit. Additional information is provided below related to this requirement: • The pipeline video inspection shall be submitted on USB drive and shall be in color. • The inspection shall be of adequate resolution in order to display pipe. • Material submitted shall include the project address and a scaled plan of the building and the lateral location to the connection at the City sewer main. • The inspection shall include tracking of the pipeline length (in feet) from the start of the inspection to the connection at the City sewer main. • It is optional to provide audio on the report to explain the location, date of inspection, and pipeline condition observations. ARCH-0339-2017 546 Higuera Street Page 6 27. 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. Indemnification 28. The Owner/Applicant shall defend, indemnify, and hold harmless the City or its agents, officers, or employees from any claim, action, or proceeding against the City or its agents, officers, or employees, to attack, set aside, void, or annul, in whole or in part, the City's approval of this project. In the event that the City fails to promptly notify the Owner/Applicant of any such claim, action, or proceeding, or that the City fails to cooperate fully in the defense of said claim, this condition shall thereafter be of no further force or effect. 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. My action is final unless appealed within 10 calendar days of the date of this letter. Anyone may appeal the action by submitting a letter to the Community Development Department within the time specified. The appropriate appeal fee must accompany the appeal documentation. Appeals will be scheduled for the first available Architectural Review Commission meeting date. If an appeal is filed, you will be notified by mail of the date and time of the hearing. If you have any questions, or if you need additional information, please contact Kyle Bell at (805) 781-7524. Sincerely, Doug Davidson Deputy Director Community Development Department cc: County of SLO Assessor’s Office Architectural Review Commission Chair