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Home My WebLink About02-05-2024 ARC Agenda Packet Architectural Review Commission AGENDA Monday, February 5, 2024, 5:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo The Architectural Review Commission holds in-person meetings. Zoom participation will not be supported at this time. INSTRUCTIONS FOR PUBLIC COMMENT: Public Comment prior to the meeting (must be received 3 hours in advance of the meeting): Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990 Palm Street, San Luis Obispo, California, 93401. Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your email, please include the date of the meeting and the item number (if applicable). Emails will not be read aloud during the meeting. Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the agenda item number you are calling about, and leave your comment. Verbal comments must be limited to 3 minutes. Voicemails will not be played during the meeting. *All correspondence will be archived and distributed to members, however, submissions received after the deadline may not be processed until the following day. Public Comment during the meeting: Meetings are held in-person. To provide public comment during the meeting, you must be present in the Council Chambers. Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy, Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire to utilize electronic visual aids to supplement their oral presentation are encouraged to provide display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the City Clerk's Office at cityclerk@slocity.org or (805) 781-7114. Pages 1.CALL TO ORDER Chair Mayou will call the Regular Meeting of the Architectural Review Commission to order. 2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA The public is encouraged to submit comments on any subject within the jurisdiction of the Architectural Review Commission that does not appear on this agenda. Although the Commission will not take action on items presented during the Public Comment Period, the Chair may direct staff to place an item on a future agenda for discussion. 3.CONSENT Matters appearing on the Consent Calendar are expected to be non- controversial and will be acted upon at one time. A member of the public may request the Architectural Review Commission to pull an item for discussion. The public may comment on any and all items on the Consent Agenda within the three-minute time limit. 3.a CONSIDERATION OF MINUTES - DECEMBER 4, 2023 ARCHITECTURAL REVIEW COMMISSION MINUTES 5 Recommendation: To approve the Architectural Review Commission Minutes of December 4, 2023. 4.PUBLIC HEARING Note: The action of the Architectural Review Commission is a recommendation to the Community Development Director, another advisory body, or to City Council and, therefore, is not final and cannot be appealed. 4.a 3160 JOHNSON AVE (ARCH-0361-2023) REVIEW OF FOUR (4) SINGLE-FAMILY RESIDENCES AND ASSOCIATED SITE IMPROVEMENTS FOR A TENTATIVE PARCEL MAP (FOUR-PARCEL FLEXIBLE LOT DESIGN SUBDIVISION); PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW 9 Recommendation: Review the project in terms of its consistency with the Community Design Guidelines and provide a recommendation to the Community Development Director. 5.COMMENT AND DISCUSSION 5.a APPOINTMENT TO THE TREE COMMITTEE Recommendation: As required by the Tree Committee Bylaws, appoint one Architectural Review Commission Member to serve on the Tree Committee. Acting City Arborist and Tree Committee Liaison, Anthony Whipple, will be present to answer any questions. 5.b STAFF UPDATES AND AGENDA FORECAST Receive a brief update from Senior Planner Rachel Cohen. 6.ADJOURNMENT The next Regular Meeting of the Architectural Review Commission is scheduled for March 3, 2024 at 5:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. The Regular Meeting of February 19, 2024 will be cancelled due to the President's Day Holiday. LISTENING ASSISTIVE DEVICES are available -- see the Clerk The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7114 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410. Agenda related writings or documents provided to the Architectural Review Commission are available for public inspection on the City’s website, under the Public Meeting Agendas web page: https://www.slocity.org/government/mayor- and-city-council/agendas-and-minutes. Meeting video recordings can be found on the City’s website: http://opengov.slocity.org/WebLink/Browse.aspx?id=60946&dbid=0&repo=CityCl erk 1 Architectural Review Commission Minutes December 4, 2023, 5:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo Architectural Review Commissioners Present: Commissioner Kelley Abbas, Commissioner Robert Arens, Commissioner Michael Clark, Vice Chair Brian Pineda, and Chair Ashley Mayou (one vacant seat) ARC Absent: Commissioner John Carrion City Staff Present: Senior Planner Rachel Cohen, Deputy City Clerk Kevin Christian _____________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Architectural Review Commission was called to order on December 4, 2023 at 5:0 2 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo, by Chair Mayou. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: None --End of Public Comment-- 3. CONSENT 3.a CONSIDERATION OF MINUTES - OCTOBER 30, 2023 ARCHITECTURAL REVIEW COMMISSION MINUTES Motion By Commissioner Arens Second By Vice Chair Pineda To approve the Architectural Review Commission Meeting Minutes of October 30, 2023. Yes (5): Commissioner Abbas, Commissioner Arens, Commissioner Clark, Vice Chair Pineda, and Chair Mayou (one vacant seat) Absent (1): Commissioner Carrion CARRIED (5 to 0) Page 5 of 36 2 4. PUBLIC HEARING 4.a 460 PACIFIC (ARCH-0110-2023) REVIEW OF A RESIDENTIAL DEVELOPMENT CONSISTING OF A THREE-STORY 6,065 SQUARE FOOT APARTMENT BUILDING, WITH A 26% DENSITY BONUS AND A 100% VEHICULAR PARKING REDUCTION Assistant Planner Owen Goode presented the staff report with support from Housing Coordinator Kyle Bell and responded to Commission inquiries. Applicant representative, Joel Snyder, and owner John Tricamo provided a brief overview of the project goals and constraints and responded to questions. Chair Mayou opened the Public Hearing Public Comments: Ronald Czoka Myles Couch Yiming Luo Kim Conti DeGroot Eric Oren Kimmie Nguyen Bruce Smith Nick Watry Anthony Farreta Myles English --End of Public Comment-- Chair Mayou closed the Public Hearing Motion By Commissioner Arens Second By Vice Chair Pineda Recommend to the Community Development Director that the proposed project is consistent with the Community Design Guidelines and applicable City Standards, with the following recommendations to be incorporated into the final design of the project: - Incorporate step backs on the west elevation. - Bring the first floor of the east elevation forward approximately 0-5' from the front property line. - Reduce the roof overhang. - Use a darker color on the upper level. - Incorporate screening into the balcony railing design to achieve 70% opacity. - Add an outdoor amenity space to the northeast area of the property for resident use. - Add screening such as a fence, trellis, or wall to the back of the property to screen the adjacent surface parking lot. - Add landscaping along the front of the building and along the front property line. Ayes (5): Commissioner Abbas, Commissioner Arens, Commissioner Clark, Vice Chair Pineda, and Chair Mayou (one vacant seat) Absent (1): Commissioner Carrion CARRIED (5 to 0) Page 6 of 36 3 5. COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Senior Planner Rachel Cohen provided an update of upcoming projects. 6. ADJOURNMENT The meeting was adjourned at 6:29 p.m. The next Regular Meeting of the Architectural Review Commission is scheduled for February 5, 2024 at 5:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. The Regular Meeting of January 1, 2024 will be cancelled due to the New Years Day holiday. The Regular Meeting of January 15, 2024 will be cancelled due to the Martin Luther King Jr. holiday. _________________________ APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/2024 Page 7 of 36 Page 8 of 36 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: REVIEW OF FOUR (4) SINGLE-FAMILY RESIDENCES AND ASSOCIATED SITE IMPROVEMENTS FOR A TENTATIVE PARCEL MAP (FOUR-PARCEL FLEXIBLE LOT DESIGN SUBDIVISION). PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW . FILE NUMBER: ARCH-0361-2023 BY: Hannah Hanh, Associate Planner Phone Number: (805) 781-7432 PROJECT ADDRESS: 3160 Johnson Avenue Email: hhanh@slocity.org APPLICANT: Jordan Knauer FROM: Rachel Cohen, Senior Planner REPRESENTATIVE: Matt Cebulla of Cebulla Associates RECOMMENDATION Review the project in terms of its consistency with the Community Design Guidelines and provide a recommendation to the Community Development Director. 1.0 PROJECT DESCRIPTION AND SETTING Jordan Knauer (Applicant) has applied for Minor Development Review (ARCH-0631- 2023) and Tentative Parcel Map (SBDV-0632-2023) (i.e., flexible lot design subdivision) applications to redevelop and subdivide an existing 0.57 -acre lot located at 3160 Johnson Avenue. The project would create four (4) parcels, ranging fr om 6,092 to 6,653 square feet in size, and each resulting parcel would be developed with a single -family residence and associated site improvements such as access, landscaping, etc. (Figure 1 – Proposed Tentative Parcel Map). The project includes the construction of four (4) two-story, four-bedroom single-family residences, ranging from 2,416 to 2,529 square feet in size, with attached accessory dwelling units, two-car garages, and covered patios. Easements are proposed for shared access, driveway, utilities, drainage, etc. To facilitate the project, the existing single-family residence and any accessory structures would be demolished. Meeting Date: 2/5/2024 Item Number: 4a Time Estimate: 45 minutes Page 9 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 Figure 1 – Proposed Tentative Parcel Map (Flexible Lot Design Subdivision) General Location: The project would redevelop and subdivide an existing lot located at 3160 Johnson Avenue and be constructed on four (4) new parcels near the intersection of Johnson Avenue and Laurel Lane (Figure 2 – Project Site). Page 10 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 General Plan Land Use Designation: Low-Density Residential (LDR) Zoning Designation: Low-Density Residential (R-1) Surrounding Zoning Designations and Uses: North: R-1 zone; single-family residences East: R-1 zone; single-family residences South: R-1 zone; single-family residences and religious assembly facility West: R-1 zone; single-family residences 2.0 PROPOSED DESIGN Architecture: Two (2) mirrored plan variations of farmhouse and contemporary two-story residences are proposed. Design and Material Details: The proposed residences include gable or hip roofs, hardie board and bat siding, shingle roofing, double-hung and casement windows with trim, and covered patios (Figures 3 to 6 – Proposed Elevations for Plans A and B). Colors: Neutral color palettes consisting of grays, whites, and beiges are proposed. Figure 2 – Project Site Page 11 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 Figure 3 – Proposed Elevations for Plan A, Parcel 1 Figure 4 – Proposed Elevations for Plan A, Parcel 2 Page 12 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 Figure 5 – Proposed Elevations for Plan B, Parcel 3 Figure 6 – Proposed Elevations for Plan B, Parcel 4 Page 13 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 3.0 FOCUS OF REVIEW Per Section 16.17.030(A)(5) (Flexible Lot Design Subdivisions in the R-1 Zone – Review Authority), flexible lot projects require review as described in Section 17.106.030(C) (Levels of Development Review – Moderate). Therefore, the Architectural Review Commission’s (ARC) role is to (a) evaluate the project for consistency with applicable design principles and objectives in the Community Design Guidelines (CDG), and (b) provide a recommendation regarding the building and site designs to the Community Development Director who will make the final determination on the project. The accompanying Tentative Parcel Map (SBDV-0632-2023) application for the proposed flexible lot subdivision is also tentatively scheduled for separate review by an Administrative Hearing Officer at a Minor Subdivision Hearing on February 12, 2024. 4.0 DESIGN STANDARDS AND GUIDELINES / DISCUSSION ITEMS Staff has evaluated the project against relevant standards and guidelines in Chapter 2 (General Design Principles), Chapter 5 (Residential Project Design), and Chapter 6 (Site Planning and Other Design Details) of the CDG, and identified the discussion items related to its consistency with applicable guidance in Table 1 below: Figure 7 – Proposed Site Plan / Landscape Plan Page 14 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 Table 1 – Project Consistency with Applicable Design Guidelines in the CDG CDG Sections 2.2 Building Design, 5.5 Single-Family Housing Design Highlighted Guidelines Brief Description of Guidelines Discussion 2.2(C) 5.5(A)(1) Attention to detailing and emphasis on vertical and horizontal articulation are encouraged to visually reduce building mass. Houses in new subdivisions should incorporate a variety of detailing, size, and massing. The project includes gable or hip roofs, windows with trim, and covered porches and patios as design elements. The ARC should discuss whether there is sufficient detailing and vertical and horizontal articulation to visually reduce building mass for the proposed residences. CDG Section 5.2 Subdivision Design and General Residential Project Principles Highlighted Guideline Brief Description of Guideline Discussion 5.2(F) Exterior finish materials should be durable and require low maintenance. The use of combined materials can provide visual interest and texture; however, all sides of the single-family residence should employ the same materials, design details, and window treatment. The project primarily utilizes hardie board and bat siding and double-hung and casement windows as exterior finish materials. The ARC should discuss whether the proposed combination of materials provide sufficient visual interest and texture on all elevations for the residences. CDG Section 6.1 Miscellaneous Design Details Highlighted Guideline Brief Description of Guideline Discussion 6.1(B) Fences and walls can provide safety, security, screening, and privacy, but can also be unsightly because of their length and visibility unless well designed: - Design and placement should relate well to building architecture and topography. The elements should be the same quality in design and materials as the buildings. - Tall retaining walls (i.e., five feet or higher) should be divided up into two (2) or more shorter walls, with the upper portion of the wall set back from the lower wall at least two (2) feet. The project utilizes a wood fence and retaining wall combination that varies in height (maximum of eight [8] feet) along the site perimeter due to changes in topography. The project includes wood fencing to separate private areas for the proposed residences and a five-foot high retaining wall along the east property line. The ARC should discuss whether wood fencing complements the design and materials of the residences and whether the five-foot (5’) high portion of the retaining wall should be divided into two (2) shorter walls. Page 15 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 5.0 PROJECT STATISTICS Staff has evaluated the project against relevant development standards of the Zoning Regulations and summarized its compliance in Table 2 below. No exceptions from development standards are requested as part of this application. Table 2 – Project Compliance with Development Standards in the Zoning Regulations R-1 Development Standards Allowance or Requirement Compliant Maximum Floor Area Ratio 0.4 Yes Minimum Front Setback 20 feet Yes Minimum Side Setback 5 feet for the first 12 feet in height; incrementally increases to 11 feet at a maximum building height of 25 feet1 Yes Minimum Rear Setback 5 feet for the first 12 feet in height; incrementally increases to 11 feet at a maximum building height of 25 feet1 Yes Maximum Building Height 25 feet Yes Maximum Lot Coverage 40% Yes Minimum Lot Area 6,000 square feet Yes Minimum Number of Parking Spaces 2 spaces for the first four (4) bedrooms (includes offices) Yes Maximum Fence Height 9 feet for combined fence and retaining wall height as measured from the lower side Yes Tree Removals Removal of two (2) eucalyptus and palm trees; City Arborist recommends approval of the removal and compensatory plantings, as shown in the landscape plan (Sheet L-1 of Project Plans), to the Community Development Director Environmental Determination Categorically exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. 6.0 ACTION CHOICES 6.1 Recommend approval of the project based on consistency with the CDG. An action recommending approval of the project will be forwarded to the Community Development Director for final action. This action may include direction for the applicant or recommendations for conditions of approval to address consistency with the CDG. 6.2 Continue the project to a hearing date certain or uncertain. An action continuing the project should include direction to the applicant and staff on pertinent issues. 1 Refer to minimum required setback plane lines shown on the proposed elevations (Figures 3 through 6). Page 16 of 36 Item 4a ARCH-0361-2023 Architectural Review Commission Report – February 5, 2024 6.3 Recommend denial of the project. An action recommending denial of the project should include findings that cite the basis for denial and reference inconsistency with the General Plan, Zoning Regulations, CDG, or other policy documents. 7.0 ATTACHMENTS A – ARCH-0361-2023 Project Plans Page 17 of 36 Page 18 of 36 Page 19 of 36 Page 20 of 36 Page 21 of 36 Page 22 of 36 Page 23 of 36 Page 24 of 36 Page 25 of 36 Page 26 of 36 1 ( 6 ( 1 ( / 5 ǻ            PARCELS A & B  14 PM 27 0$7 7 +(::35, ( 6 6 &,9 ,/            Mobile:        NORT H LQFK IW GRAPHIC SCALE UTILITY PLAN JO H N S O N A V E CONSTRUCTIONS NOTES: 5(029( &$3(;,67,1*:$7(56(59,&(&211(&7,21 &216758&708/7,3/(:$7(56(59,&(0$1,)2/'3(56/2&,7<67' 5(029((;,67,1*6(:(5/$7(5$/ &216758&76(:(5/$7(5$/3(56/2&,7<67' &216758&76(:(5&/($12873(56/2&,7<67' PARCEL 1 PARCEL 2 PARCEL 3 PARCEL 4 Page 27 of 36 1 ( 6 ( 1 ( / 5 ǻ            PARCELS A & B  14 PM 27 0$7 7 +(::35, ( 6 6 &,9 ,/            Mobile:        NORT H LQFK IW GRAPHIC SCALE EROSION CONTROL PLAN JO H N S O N A V E PARCEL 1 PARCEL 2 PARCEL 3 PARCEL 4 DESCRIPTION AND PURPOSE             SUITABLE APPLICATIONS                                 LIMITATIONS           IMPLEMENTATION x                 x  x   x                 x                                                                                                                                                               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