HomeMy WebLinkAboutItem 4a. 2406 & 2414 Johnson Ave. (ARCH-0383-2021)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: 2406 & 2414 JOHNSON (ARCH-0383-2021) REVIEW OF TWO, NEW , PRE-
MANUFACTURED SINGLE-UNIT RESIDENCES AND A PRE-MANUFACTURED
ACCESSORY DWELLING UNIT ON TWO SEPARATE LOTS WITH SHARED
DRIVEWAY ACCESS
BY: Rachel Cohen FROM: Shawna Scott
Phone Number: 805-781-7574 Phone Number: 805-781-7176
Email: rcohen@slocity.org Email: sscott@slocity.org
APPLICANT: Jeffrey Spevack REPRESENTATIVE: Tim Becher
RECOMMENDATION
Review the proposed project in terms of consistency with the City’s Community Design
Guidelines (CDG) and provide a recommendation to the Community Development
Director.
1.0 PROJECT DESCRIPTION AND SETTING
The applicant is proposing two, new,
pre-manufactured single-unit
residences on two separate lots that
share driveway access. Parcel 1
would contain a 3-bedroom unit with a
separate 2-bedroom ADU structure
(subject to state standards) (see
Attachment A, Project Plans). Parcel
3 would also contain a 3-bedroom
residential unit that matches the
structure on Parcel 1. Both housing
sites are proposing tree removals and
replacements as shown in the
associated landscape plans.
Location: 2406 & 2414 Johnson Avenue.
Parcel Sizes: Parcel 1 - 0.4 acre; Parcel 3 - 0.25 acre
Access: Both parcels are accessed from Johnson Avenue by a common driveway
Site Condition: Vacant
Zoning: R-1 (Low density residential)
General Plan: Low density residential
Surrounding Uses:
East: Single family residential development
West: Johnson Ave.
North: Single family residential development
South: Single family residential development
Meeting Date: 2/7/2022
Item Number: 4a
Time Estimate: 30 minutes
Figure 1: Subject Properties
2406
(Parcel 3)
2414
(Parcel 1)
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Item 4a
ARCH-0383-2021
Architectural Review Commission Report – February 7, 2022
2.0 PROPOSED DESIGN
Architecture: Single story structures with craftsman elements.
Design Details: Vertical and horizontal siding, gable roofs, porches, craftsman style door,
column features, and window trim.
Materials: Hardipanel siding, Harditrim, and Hardiplank lap siding (see Attachment B)
Colors: Pale green, whites, and grays (see Attachment B)
3.0 BACKGROUND & PREVIOUS REVIEW
September 18, 2009: the Hearing Officer approved a tentative parcel map creating three
lots from one lot.
October 28, 2009: the Planning Commission reviewed an appeal of the of the subdivision
and denied the appeal and upheld the Hearing Officer’s decision.
January 5, 2010: the City Council reviewed an appeal of the Planning Commission’s
decision and denied the appeal and upheld the Hearing Officer ’s decision. The City
Council included additional development standards in the conditions of approval as a part
of upholding the approval (Resolution No. 10140 (2010 Series), PDF page 140).
4.0 FOCUS OF REVIEW
The ARC’s role is to:
1. Review the project in terms of its consistency with the Community Design
Guidelines (CDG), and
2. Provide comments and recommendations to the Community Development
Director.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
5.0 COMMUNITY DESIGN GUIDELINES / DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the CDG. Staff
has not identified any discussion items or concerns related to consistency with the CDG
Chapter 2 (General Design Principles), Chapter 5 (Residential Project Design), and
Chapter 6 (Site Planning and Other Design Details) (see Attachment A, Project Plans).
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Item 4a
ARCH-0383-2021
Architectural Review Commission Report – February 7, 2022
6.0 PROJECT STATISTICS
Table 1: Site Details for Parcel 1
Site Details Proposed Allowed/Required*
Setbacks
Front
Side
Side
Northwest side
Rear
> 20 feet (flag lot)
5 feet
5 feet
10 feet
10 feet
20 feet
5 feet
5 feet
10 feet**
5 feet
Maximum Height of Structures
14.5 feet (does not
exceed 406-foot
elevation)
Not to exceed 406-
foot elevation**
F.A.R. 0.11 0.4
Number of Vehicle Spaces 3 3**
*2019 Zoning Regulations
**Reso No. 10140 (2010 Series))
Table 2: Site Details for Parcel 3
Site Details Proposed Allowed/Required*
Setbacks
Front
Side
Side
Rear
20 feet 8.5 inches
20 feet
27 feet 8 inches
16 feet 1 inch
20 feet
5 feet
5 feet
5 feet
Maximum Height of Structures 15.5 feet 25 feet
F.A.R. 0.18 0.4
Number of Vehicle Spaces 3 3**
*2019 Zoning Regulations
**Reso No. 10140 (2010 Series))
Figure 2: West Elevation
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Item 4a
ARCH-0383-2021
Architectural Review Commission Report – February 7, 2022
Environmental Status: The project is categorically exempt from environmental review
under Class 32, 15332 (In-Fill Development Projects).
7.0 ACTION ALTERNATIVES
7.1 Recommend findings of consistency with the CDG. An action recommending
approval of the application based on consistency with the CDG will be forwarded
to the Community Development Director for final action. This action may include
recommendations for conditions to address consistency with the CDG.
7.2 Continue the project to a hearing date certain, or uncertain. An action continuing
the application should include direction to the applicant and staff on pertinent
issues.
7.3 Recommend findings of inconsistency with the CDG. An action recommending
findings of inconsistency should include findings that cite the basis for denial and
should reference inconsistency with the General Plan, Community Design
Guidelines, Zoning Regulations, or other policy documents.
8.0 ATTACHMENTS
A - Project Plans (ARCH-0383-2021)
B - Project Materials and Colors (ARCH-0383-2021)
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T-1PROJECT DESCRIPTION; PROJECTAREAS; CONDITIONSA-1UNITS A, B: PLAN & ELEVATIONSA-2A.D.U. PLAN & ELEVATIONSA-3EXISTING S.F.R. ELEVATIONSL-1PRELIMINARY LANDSCAPE PLANL-2C-1.1ATLAS CIVIL DESIGN SHEETS:IRRIGATION PLANT-2PROPOSED SITE PLAN; SITESECTIONSGRADING & IMPROVEMENT PLANPARCEL 1-STORM DRAIN &CROSS SECTIONSC-2.1PRECISE GRADING PLAN-ADUC-2.2C-3.3PRECISE GRADING PLAN-SFR UNIT APARCEL 3-STORM DRAIN &CROSS SECTIONSC-4.1C-4.2PRECISE GRADING PLAN-SFR UNIT BRETAINING WALL PROFILEC-5.1DETAILSC-6.1C-7.1COMPOSITE UTILITY PLANC-8.1EROSION CONTROL PLANJIM HOMER LANDSCAPE DESIGN SHEETS:1. NEW 3-BR. S.F.R. MANUFACTURED HOME AND 2-BR. A.D.U.MANUFACTURED HOME ON EXISTING VACANT PARCEL WITH DRIVEWAY,PARKING, PATIOS, WALKWAYS & LANDSCAPING AT PARCEL 12. NEW 3-BR. S.F.R. MANUFACTURED HOME ON EXISTING VACANT PARCEL,WITH PATIO, WALKWAY & LANDSCAPING AT PARCEL 33. TREE REMOVAL & REPLACEMENT; STREET TREES; GRADING ASREQUIRED; FENCING, LANDSCAPING & IRRIGATION SYSTEMSPARCEL 1: 2406 JOHNSON AVE.SAN LUIS OBISPO, CAAPN 003-703-072PARCEL 3: 2414 JOHNSON AVE.SAN LUIS OBISPO, CAAPN 003-703-074ZONING: R1OCCUPANCY CLASS: R-3BUILDING TYPE: V-B,SPRINKLEREDUNITS A & B: MODEL #3845 CTB; A.D.U.: MODEL #K610CTBSKYLINE HOMES, 499 W. ESPLANADE AVE., SAN JACINTO, CA 92583DESIGNATIONPARCEL 1UNIT ACOVERED PORCHPORCH & STEPS (<30")A.D.U.COVERED PORCH (<30")PORCH & STEPS (<30")DECKLOT 1EASEMENTSPARCEL 3UNIT BCOVERED PORCHPORCH & STEPS (<30")HARDSCAPE, PARCEL 1, UNIT AHARDSCAPE, PARCEL 1, A.D.U.HARDSCAPE, PARCEL 3, UNIT BDRIVEWAY, PARKING & ACCESS, PARCEL 1DRIVEWAY, PARKING & ACCESS, PARCEL 3STEPS & SECONDARY PORCHES, TOTALLANDSCAPE, PARCEL 1LANDSCAPE, PARCEL 3FLOOR AREA RATIO, PARCEL 1FLOOR AREA RATIO, PARCEL 3AREA (SQ. FT.) (.4 Acre) 1738219234141971804780120(5170)(.25 Acre) 10914192341417553051194193362487290623900.110.18JEFFREY SPEVACK2410 JOHNSON AVE.SAN LUIS OBISPO, CA 93401tel. 805.423.2335PARCEL 1 (17% slope): 4 D.U. x .4 (Ac.) = 1.75; 2 D.U. ALLOWED FOR LOT 1PARCEL 3 (13.5% slope): 7 D.U. x .25 (Ac.) = 1.6; 2 D.U. ALLOWED FOR LOT 3PARCEL 1, UNIT A, UNCOVEREDPARCEL 1, A.D.U., UNCOVEREDPARCEL 3, UNIT B, UNCOVERED2+102+1SPACES1) PROJECT STREET FRONTAGE, JOHNSON AVE.2) WEST CORNER OF SMITH ST. & JOHNSON AVE. INTERSECTIONCIVIL ENGINEERSHANNON DAVIS, PE, MSATLAS CIVIL DESIGN872 HIGUERA ST.SAN LUIS OBISPO, CA 93401619.307.2749SOILS ENGINEERCRAIG CROZIER C61361GEOSOLUTIONS, INC.220 HIGH ST.SAN LUIS OBISPO, CA 93401tel. 805.543.8539REPORT #SLO-6905-2LANDSCAPE DESIGNJIM HOMER LANDSCAPE DESIGNP.O.B. 180SAN LUIS OBISPO, CA 93406tel. 805.431.9403CHRIS STIERCERTIFIED ARBORIST #WE9262-AGREENVALE TREE COMPANYPO BOX 13234SAN LUIS OBISPO, CA 93406tel. 805.544.1124REPORT DATED AUGUST 11, 2021TREE REPORT(1) The Community Development Director has designated Parcels One, Two and Three as "sensitivesites". This status ensures that future infill development will respect existing site constraints, privacy foroccupants and neighbors of the project, provide for adequate parking, and be compatible with the scaleand character of the existing neighborhood. An application for architectural review will be required forall three parcels in accordance with Municipal Code Section 2.48.050. Development applications forParcel One must be reviewed by the Architectural Review Commission.(2) Applications submitted for architectural review on Parcel One shall include housing designed not toexceed a 406-foot elevation at the highest point of the roof, to preserve pleasant views from and towardsthe property (LUE 2.2.12), and remain consistent in character with the neighborhood.(3) The building footprint shown on Parcel One shall be reduced in size so that eventual housingdevelopment of the parcel will be setback at least 10 feet from the northeast property line. The drivewayshall not be allowed within this required 10 foot setback.(4) Future development of Parcels One & Three shall provide one (l) additional on-site guest parkingspace per lot, subject to the approval of the Community Development Director.(6) Grading associated with development of new structures shall be minimized to the smallest practicalarea of land for development on each parcel.(10) The subdivision improvement plans and map shall show and honor the existing sump and berm arealocated at the northeast corner of proposed Parcel 2 that serves the upslope lots of Tract 1272. The finalmap shall include an additional drainage easement if the existing containment area and safe overflow forthe storm drain system are not located within the existing easement area. Otherwise, the applicant shalldemonstrate that the existing grading improvements are not necessary and shall propose a revisedsolution for the safe overflow.(14) A CCTV inspection of the existing sewer lateral proposed to serve Parcel 3 shall be submitted to theBuilding Division during the building permit process.(1) Planting of five (5) street trees along the Johnson Avenue frontage (Covenant# 2017030230 datedJune 22, 2017) as well as all associated and/or required work within the 10 ft. street tree easementT-1Page 13 of 34
T-2Page 14 of 34
A-1Page 15 of 34
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A-3Page 17 of 34
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ENGINEER OF RECORD:DATEAPPROVAL BY THE CITY DOES NOT GUARANTEE ACCURACY NORCOMPLETENESS OF THESE PLANS. IT DOES AUTHORIZE THE OWNER TOBUILD THE PROJECT HEREON. IT SHALL BE THE RESPONSIBILITY OF THEOWNER AND ENGINEER OF RECORD TO CORRECT ANY DEFICIENCIESTHAT APPEAR DURING OR AFTER CONSTRUCTION. CITY SPECIFICATIONSAND ENGINEERING STANDARDS SHALL BE FOLLOWED UNLESS THEY ARESPECIFICALLY WAIVED OR MODIFIED BY NOTES ON THESE PLANS. THEENGINEER OF RECORD SHALL PROVIDE SUBMITTALS AS REQUIRED INTHE ENGINEERING STANDARDS.NOTICEPUBLIC IMPROVEMENT PLANS FOR:REVISIONSDESCRIPTIONCITY FILE NO. SHEETOFDRAWN BY: CHECKED BY: JOB NO.DATEAPPROVALENGR CITYCOMMUNITY DEVELOPMENT DIRECTORCITY UTILITIES ENGINEERRECOMMENDED FOR APPROVAL BYOTHERELECTRIC CO.GAS CO.TELEPHONE CO.TELEVISION CO.OTHER UTILITYDATEDATEDATEDATEDATEC1 10DATEDATEDATEDATEDATESAN LUIS OBISPOPUBLIC WORKS BY:1. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR ORPERMITTEE TO CONTACT "UNDERGROUND SERVICE ALERT OFNORTHERN CALIFORNIA" BY PHONE AT 8-1-1 FORTY-EIGHT (48)HOURS PRIOR TO START OF CONSTRUCTION FOR LOCATION OFPOWER, TELEPHONE, OIL AND NATURAL GAS UNDERGROUNDFACILITIES. CONTRACTOR OR PERMITEE SHALL ALSO CONTACTTHE APPROPRIATE AGENCY FOR THE LOCATION OF CABLE T.V.,WATER, SEWER, DRAINAGE OR UNDERGROUND FACILITIES.Reference Documents:City Standard Specifications: August 2020 EditionCity Engineering Standards: August 2020 EditionOTHERDATEHORIZONTAL CONTROL FOR POINTS 8060 & 8059 AS PUBLISHED IN THECITY OF SAN LUIS OBISPO 2007 HORIZONTAL CONTROL NETWORK.CITY NETWORK IS BASED ON THE NORTH AMERICAN DATUM OF 1983(NAD83) EPOCH DATE 1991.35, ZONE 5 CALIFORNIA.VERTICAL CONTROL BENCHMARK NO. 108 WITH AN ELEVATION OF311.94 AS PUBLISHED IN THE CITY OF SAN LUIS OBISPO 2020BENCHMARK SYSTEM. CITY'S BENCHMARK SYSTEM IS BASED ON THENORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88).index to plansgeneral notes datumGRADING & IMPROVEMENT PLANSPEVACK RESIDENCES2406, 2410 & 2414 JOHNSON AVENUEUnderground Service AlertCall 811ABBREVIATIONSEARTHWORK QUANTITIESUNDERGROUND UTILITIES NOTENOTE TO CONTRACTORENGINEER OF RECORD NOTEFLOOD DESIGNATIONPROJECT CONSULTANTSPROPOSED LEGENDEXISTING LEGENDVICINITY MAPSCALE: NOT TO SCALE SITETel: 1-760-718-8010www.AtlasCivilDesign.comCivil Engineering Site OptimizationDesignCivilCivil DesignSan Diego Orange County Los Angeles San Luis Obispo Monterey21-088TITLE SHEETPage 23 of 34
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PINEPARCEL 1 - 240617,382 SFOAK(E) RR TIE RET. WALLBuilding EnvelopeB'LOT 3, TRACT 1272POINT 'D'POINT 'E'END WALL 1PROPOSED 3-BR. S.F.R.UNIT A, 1923 S.F.F.F.E. 391.75'FIN. GRADE 390.25'PAD ELEV. 387.50'WALL 1
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HOR SCALE: 1''=20'VERT SCALE: 1''=10'PROFILE: WALL13803904004103803904004101+00 2+00 3+00 3+50BYREVISIONSDATE2406, 2410 & 2414 JOHNSON AVENUECITY OF SAN LUIS OBISPOSHEETOF10IMPROVEMENT PLANS FOR P.M. SLO 09-0074Tel: 1-760-718-8010www.AtlasCivilDesign.comCivil Engineering Site OptimizationDesignCivilCivil DesignSan Diego Orange County Los Angeles San Luis Obispo MontereyNOT FOR CONSTRUCTIONRETAINING WALL PROFILEC7Page 29 of 34
BYREVISIONSDATE2406, 2410 & 2414 JOHNSON AVENUECITY OF SAN LUIS OBISPOSHEETOF10IMPROVEMENT PLANS FOR P.M. SLO 09-0074Tel: 1-760-718-8010www.AtlasCivilDesign.comCivil Engineering Site OptimizationDesignCivilCivil DesignSan Diego Orange County Los Angeles San Luis Obispo MontereyNOT FOR CONSTRUCTION1DRAIN WITH GRATE DETAIL 4OUTFALL26" CURB5BROW DITCH3TRAFFIC RATED PAVER TYPICAL SECTIONSTANDARD 6" CURBFLUSH 6" CURBPAVED AREASLANDSCAPE AREAS6TYPE "J" RETAINING WALLDETAILSC87TYPICAL TRENCH SECTIONPage 30 of 34
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