HomeMy WebLinkAbout107-13_arcmi_aa_20131101
November 4, 2013
Shad and Michelle Perlich
2225 Exposition Drive, #1
San Luis Obispo, CA 93401
SUBJECT: ARCMI 107-13 (2171 San Luis Drive)
Review of new single-family residence on a sensitive site
Dear Mr. and Ms. Perlich:
On November 1, 2013, I reviewed your plans to construct a single-family residence in
the Low-Density Residential with Special Consideration overlay (R-1-S) zone. 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. With approval of Use Permit A 107-13 on November 1, 2013, the proposed project
conforms to all Zoning Regulation requirements.
2. The project site is designated as a “sensitive site” by Tract 1259 because of
concerns relating to grading, trees, building design, and placement. As
conditioned, the project is consistent with the General Plan and Tract 1259
because grading activities are minimal and mainly limited to the driveway and area
within the building foundation; lot coverage does not exceed 40% of the net lot
area; all site improvements are located entirely within the R-1-S-zoned portion of
the lot; and the building’s design, colors, and materials blend with the surrounding
natural landscape.
3. The project will be an aesthetic improvement to the site and surrounding
neighborhood because of design elements, including roofing style, window style
and trim, siding material and finish, and other various materials and architectural
features incorporated into the building.
4. The project is consistent with the General Plan because it promotes policies
related to compatible development (LUE 2.2.10) and residential project objectives
(LUE 2.2.12).
5. The project is exempt from environmental review under Class 3 (Section 15303:
New Construction) of the CEQA Guidelines, because one single-family residence
is proposed for construction in a residential zone in an urbanized area.
ARCMI 107-13 (2171 San Luis Drive)
Page 2
Conditions
Planning
1. A building plan check submittal that is in full conformance with submitted project
plans and the following conditions of approval shall be submitted for review and
approval of the Community Development Department. A separate, full-size sheet
shall be included in working drawings submitted for a building permit that lists all
conditions of project approval for ARCMI and A 107-13. Reference shall be made
in the margin of listed items as to where in plans requirements are addressed.
2. Plans submitted for a building permit shall call out the colors and materials of all
proposed building surfaces and other improvements on elevation drawings.
3. Plans submitted for a building permit shall provide a height analysis demonstrating
a total structure height no greater than 32 feet from average natural grade, as
approved by Use Permit A 107-13.
4. Plans submitted for a building permit shall include a complete landscaping plan
and/or provide details of existing landscaping. All planting shown on the approved
landscaping plan shall be installed prior to the release of occupancy.
5. Exterior lighting shall be shown on plans submitted for a building permit and shall
be downward-facing, fully recessed, and shielded to avoid light trespass and
adverse impacts to visibility of the night sky consistent with Chapter 17.23 Night
Sky Preservation of the City’s Zoning Regulations.
6. The project shall substantially comply with conditions established under Use
Permit A 107-13.
Building
7. Clearly list on Title Sheet the applicable codes for this project at time of the
building plan check submittal.
8. Clearly note on plans the type of construction to be either Type V-A or Type V-B
and specify to be fully sprinklered.
9. Verify all aspects of the CalGreen code are clearly shown on the plans at time of
plan check to verify compliance.
10. Plans specify under key note 15 on Sheet A2.2 the installation of a “Home-Waiter”
inclinator (elevator). Please clearly specify if this will be for persons or just a
“dumbwaiter, no people to be carried. Also verify specifications from manufacturer
are submitted with plans at plan check submittal.
ARCMI 107-13 (2171 San Luis Drive)
Page 3
Public Works
11. The building plan check submittal shall include the project soils report and any
updates or final review letter from the soils engineer of record. The review shall
include any pertinent plan changes, a review of the final grading and drainage plan
strategies, and any tree preservation requirements related to grading limitations as
it relates to the pad construction and/or foundation and retaining wall designs.
12. The building plan check submittal shall include the most current ARC plan concepts
regarding grading, drainage, retaining walls, and tree preservation. The ARC
review and conditions are based on the revised civil plan sheets prepared by Eric
Gobler dated 09-19-13. The architectural site plan, civil plans, and landscape plans
shall all agree.
13. The building permit application shall include a final drainage report. The current
report includes both Lot 6 (active building permit application) and this Lot 7. The
final report shall consider the final drainage strategy proposed for both lots. If Lot 7
proceeds before Lot 6, a separate and distinct drainage report may be required.
14. The proposed upslope berm may not be supported as part of the final drainage
design. An earthen berm may create too much disturbance within the existing
woodland and would require on-going maintenance. The final drainage design shall
provide adequate drainage capacity and safe overflow provisions along the site
retaining walls, patios, and grading adjacent to the building pad.
15. The building plan check submittal shall clarify that the drainage channel shall
project above grade on the upslope side to limit the migration of dirt and debris into
the channel and to avoid the negative effects of rodent burrows adjacent to the
channel. The upslope watershed diverted to the adjoining property shall include a
non-erosive outlet, if necessary.
16. Tree preservation measures shall be imprinted on the building plans for reference.
The tree preservation shall be inspected and approved prior to commencing with
any tree removals, grading, and construction. If required by the City Arborist,
specific tree preservation measures may be required prior to building permit
issuance.
17. Public sidewalk installation is required as a condition of the building permit. The
respective plans shall show the construction required for the sidewalk. The City is
working on a strategy to waive sidewalk installation across all lots within Tract 1259
in favor of an in-lieu fee to install sidewalk along San Luis Drive.
Fire
18. Fire Protection Systems and Equipment: Fire protection systems shall be installed
in accordance with the CFC and the California Building Code. An approved NFPA
13D system will be required for this residence, inclusive of the garage. Shop
Drawings and Specifications shall be submitted for review and approval prior to
installation.
ARCMI 107-13 (2171 San Luis Drive)
Page 4
My decision is final unless appealed to the Architectural Review Commission within 10
calendar days of the date of this letter. Any person aggrieved by the decision may file
an appeal. Appeal forms are available in the Community Development Department.
The fee for filing an appeal is $273 and 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.
The Community Development Director’s approval expires after three years if
construction has not started. On request prior to the expiration of the original approval,
the Community Development Director may grant a single, one-year extension.
If you have any questions, or if you need additional information, please contact Rachel
Cohen at (805) 781-7194.
Sincerely,
Pam Ricci, AICP
Senior Planner
Development Review
cc: County of SLO Assessor’s Office
Architectural Review Commission Chair
Thom Brajkovich
1009 Morro Street, Suite 203
San Luis Obispo, CA 93401