HomeMy WebLinkAbout107-13_a_adm_20131101
November 6, 2013
Shad and Michele Perlich
2225 Exposition Drive, #1
San Luis Obispo, CA 93401
SUBJECT: Use Permit Appl. A 107-13: 2171 San Luis Drive
Dear Mr. and Mrs. Perlich:
On Friday, November 1, 2013, I conducted a public hearing on your request for a Use Permit
to allow a new single-family residence with a seven-foot maximum height exception on a
site with special considerations at the above-listed location.
After reviewing the information presented, I have approved your request, based on the
following findings and subject to the following conditions:
Findings
1. As conditioned, the project will not be detrimental to the health, safety, and welfare of
persons living or working at the site or in the vicinity because the proposed residence
will be compatible with site constraints and special considerations.
2. As conditioned, the proposed residence is consistent with General Plan policies for
compatible development because it is in scale and character with the neighborhood
and respects the privacy and solar access of future neighboring buildings (LUE
2.2.10).
3. As conditioned, the project is consistent with City Council Resolution No. 5813
(which granted approval of the tract).
4. The proposed seven-foot overall maximum building height exception for portions of
the third floor roof is warranted due to site constraints limiting the building envelope.
The extra height provides sloping roof forms for the tower and cupola which are
important architectural elements consistent with the Neo-Gothic, Queen Anne-style
of the house. Areas of the roof that exceed 25 feet represent a small portion of the
overall roof area.
5. The project is exempt from environmental review under Class 3 (Section 15303),
New Construction or Conversion of Small Structures, of the CEQA Guidelines.
A 107-13 (2171 San Luis Drive)
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Conditions
1. Architectural Review is required for the project prior to submittal of plans for building
plan check review.
2. The proposed residence shall not exceed 32 feet, measured from average natural
grade. Portions of the building that exceed 25 feet shall be limited to those shown
on plans submitted for the use permit.
3. A noise analysis, which details construction material mitigation of Highway noise,
shall be submitted with the building plan check. Residential interior noise level shall
not exceed the 45 dB maximum allowance.
4. The building plan check submittal shall incorporate the recommendations of the
noise analysis.
5. Excavation cuts shall not be made for the small retaining wall located near the large
40”-50” diameter oak tree proposed to be retained. The building plan submittal shall
indicate on plans that the small wall around the tree shall be stacked at existing
grade and cuts shall be made at the furthest extent possible to accommodate the
proposed building footprint.
6. A tree protection fence shall be installed before any grubbing, trenching, excavating
or construction begins. This fence is to be made out of a visible material e.g. orange
construction or chain link fence and kept in place for the duration of the project until
final inspection occurs. No activity or no one is permitted within the fenced off area.
Signs stating these requirements are to be posted on the fence visible from all sides
and remain until final inspection.
7. All contractors’ sub-contractors, laborers and everyone involved with this project
shall be made aware of tree protection requirements. Stressing the importance of
these instructions is required by those involved with this project and will be enforced
by the City Arborist and City Inspector. The City Arborist will make periodic
inspections to the site to check for tree protection conformance. (See 20-2 Tree
Protection) in the Standard specifications & Engineering Standards.
8. The project plans shall note hand digging and clean cuts shall be made on
encountered roots with a sharp saw at a minimal excavation line, to retain as much
of the root ball as possible. After roots are hand dug at the minimal line of excavation
and cut cleanly, equipment can work unimpeded.
Code Requirements
The following code requirements are included for informational purposes only. They serve
to give the applicant a general idea of other City requirements that will apply to the project.
This is not intended to be an exhaustive list as other requirements may be identified during
A 107-13 (2171 San Luis Drive)
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the plan check process. The project will be subject to all codes and requirements in effect
at the time of building permit application.
1. The proposed project site is in a known Wildland Urban Interface area identified by
the state as a “fire hazard severity zone”. Therefore, the construction of the
residence shall be in conformance with the 2010 California Residential Code,
Chapter R327; MATERIALS AND CONSTRUCTION METHODS FOR EXTERIOR
WILDFIRE EXPOSURE.
2. Plans submitted on or after January 2014 will be reviewed for compliance with the
2013 CA Building Codes (CBC, CRC, CEC, CEnC, CPC, CMC, CalGreen).
3. The building plan submittal shall include a Water Pollution Control Plan (WPCP) in
a format provided by the Building Division. This summary shall be provided in
conjunction with any required erosion and sediment control plan.
4. Approved address numbers shall be placed on all new buildings in such a position
to be plainly visible and legible from the street fronting the property. Numbers shall
be a minimum of 5" high x 1/2" stroke and be on a contrasting background.
5. Buildings undergoing construction, alteration or demolition shall be in accordance
with Chapter 14 of the CFC.
6. If the project’s landscaped area is 5,000 square feet or more, the applicant will need
to submit a landscape plan that complies with Chapter 17.87 of the City’s Municipal
Code
This use permit shall be reviewed by the Administrative Hearing Officer if the City receives
substantiated written complaints from any citizen, Code Enforcement Officer, or Police
Department employee, that includes information and/or evidence supporting a conclusion
that a violation of this Use Permit, or of City ordinances or regulations applicable to the
property or the operation of the business, has occurred. At the time of the Use Permit
review, to insure on-going compatibility of the uses on the project site, conditions of
approval may be added, deleted, modified, or the permit may be revoked. The Hearing
Officer may refer the complaint to the Planning Commission at his/her discretion.
My decision is final unless appealed to the Planning Commission within 10 days of the
action. Any person aggrieved by the decision may file an appeal. Appeal forms are
available in the Community Development Department or on the City’s website
(www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal
documentation.
If you have any questions, please call Rachel Cohen at (805) 781-7194.
Sincerely,
A 107-13 (2171 San Luis Drive)
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Pamela Ricci
Hearing Officer
cc: SLO County Assessor’s Office
Thom Brajkovich
1009 Morro Street, Suite 203
San Luis Obispo, CA 93401