HomeMy WebLinkAbout04-06-2015 ARC Item 1 - 323 and 353 Grand Avenue
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Continued review of plans for four new single-family residences and associated site
improvements.
PROJECT ADDRESS: 323/353 Grand Avenue BY: Marcus Carloni, Associate Planner
Phone Number: (805) 781-7176
e-mail: mcarloni@slocity.org
FILE NUMBER: ARC 25-13 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and
subject to conditions.
SITE DATA
Applicant Ryan Petetit, John Belsher,
PB Companies
Representative Steve Rigor, Arris Studio Architects
Submittal Date March 9, 2015
Complete Date March 17, 2015
Zoning R-1 (Low-Density Residential)
General Plan Low Density
Site Area 0.53 Acres (23,132 square feet)
Environmental
Status
Negative Declaration adopted by
Planning Commission (ER 25-13) on
August 14, 2013.
SUMMARY
On January 21, 2015 the ARC reviewed the proposed project to construct four single-family
residences at the subject location. At that hearing, staff noted conflicts with parking and driveway
standards and a conflict with the Community Design Guidelines with regard to the size/scale of the
four proposed in-fill residences as they relate to the existing neighborhood. Ultimately, the ARC
continued the project with direction to revise the on-site circulation and reduce the size/scale of the
proposed residences [see section 4.0 below].
The applicant has revised the project in response to ARC direction. Staff finds the applicant’s
efforts to reduce the size/scale of the proposed residences and modify the site circulation to comply
with ARC direction as discussed in section 4.0 below. The reduction in size/scale and use of quality
finish materials that are found in the vicinity demonstrate the projects compatibility with the
Meeting Date: April 6, 2015
Item Number: 1
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existing neighborhood, consistent with the Community Design Guidelines.
2.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with ARC direction, the
Community Design Guidelines, and applicable City standards.
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
The project site encompasses two parcels; 323 Grand Avenue (12,032.63 square feet) and 353
Grand Avenue (11,099.33 square feet). The project site is located on the west side of Grand
Avenue between McCollum and Fredericks Streets. The two parcels are in the Low-Density
Residential (R-1) zone and are encompassed by R-1 zoning with single-family residences.
The project site is gently sloping (approximately 4% average cross slope) and is developed with
two single-family residences (to be demolished); one per parcel. Each parcel has a driveway
providing access from Grand Avenue and minimal other improvements. Attachment 2, Project
Plans, Sheet A0.2 illustrates the sites existing conditions (structures, trees, hardscape).
Site Size ~23,000 square feet
Present Use & Development Two R-1 parcels with one single-family residence each
Topography Flat: ~4 percent cross slope
Access Grand Avenue
Surrounding Use/Zoning North: Single-Family Residence (R-1 zone)
South: Single-Family Residence (R-1 zone)
East: Grand Avenue + Single Family Residences (R-1 zone)
West: Single Family Residences (R-1-Planned Development zone)
3.2 Project Description
The proposed project includes the following significant features (Attachment 2, Project Plans):
1. Construction of four detached single-family residences (two story homes):
a. Lot 1: 1,995 square foot1 4-bedroom, 3-bath residence
b. Lot 2: 2,379 square foot1 4-bedroom, 4-bath residence
c. Lot 3: 2,364 square foot1 4-bedroom, 3-bath residence
d. Lot 4: 1,963 square foot1 4-bedroom, 3-bath residence
2. Common access driveway (porous pavers) providing access to lots 2, 3, and 4 with guest
parking spaces.
3. Tree removals. No removal of heritage trees (Attachment 6, Existing Site Plan, indicates
tree types and sizes). The City Arborist supports tree removals that are within the
footprint of the proposed residences. Trees outside of the footprints and access way need
1 The square footage calculation does not include garages (502 square foot average size) or porch/decks (294 square
foot average size).
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to be maintained to the maximum extent feasible or approved for removal by the Tree
Committee.
4. Craftsman architectural style:
a. Horizontal siding (4 or 6-inch siding) with decorative wainscoting (8-inch siding)
and board and batten gable accenting with wood outlookers.
b. Covered porches with tapered columns and brick bases.
3.3 Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard Setback 20 feet 20 feet
Other Yard Setback (sides and rear) Compliant Varied
Max. Height of Structure(s) 24’-6” feet 25 feet
Building Coverage (footprints) ~31% average 40%
Parking Spaces Lot 1 2 (plus guest spaces) 2
Parking Spaces Lots 2, 3, 4 3 3 (due to access from flag lot)
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
3.3 Background
For background on the Planning Commission’s August 14, 2013 approval of the four-lot
subdivision see the January 21, 2015 ARC Staff Report (Attachment 4).
4.0 PROJECT ANALYSIS
The ARC reviewed the subject project on January 21, 2015 and ultimately continued the project
with direction to the applicant on revisions to the site plan and size of the proposed residences. The
following discusses the applicant’s revisions to the project in response to ARC direction.
4.1 ARC Directional Items
1. Provide a vehicle circulation plan that provides adequate and safe vehicle circulation for
compliance with the Parking and Driveway Standards.
a. Increase the common access way width to allow adequate backup space for
vehicles using all parking spaces (24-feet minimum).
b. Increase the driveway depth for lot 2 in order to allow vehicles to park in the
driveway without overlapping the common access way (18-feet, 5-inches
minimum).
c. Provide adequate circulation for the guest space on lot 3 (allowing a vehicle to
exit the site in a forward motion with no more than two maneuvers).
d. Reduce the depth of the guest spaces on lots 2 and 3 to discourage tandem
parking that will overlap into the common access way.
Staff Response: Consistent with ARC direction, the applicant has widened the
common access way and modified the parking spaces as directed in items 1a through
1d above (Attachment 2, Project Plans, Sheet A-0.1). Additionally, the Engineering
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Division has included conditions of approval (condition #7) to further improve site
circulation. Conditions include removing the parallel parking space from lot 1 (to be
replaced with landscaping), adding an additional space between lots 3 and 4, and
lengthening the guest parking spaces between lots 1/2 and 3/4. These modifications
to the site plan ensure compliance with the Parking and Driveway Standards and will
be subject to the final approval of the Community Development Director.
2. Lots 1 and 4: Reduce the overall square footage and mass of the proposed residences (to
approximately 2,000 square feet) for compatibility with the scale of existing adjacent
residences fronting Grand Avenue and for lowered development intensity on these sub-
6,000 square foot parcels.
3. Lots 2 and 3: Reduce the overall square footage and mass of the proposed residences (to
approximately 2,400 square feet) for compatibility with the scale of the existing adjacent
Leroy Court Planned Unit Development and for lowered development intensity on these
sub-6,000 square foot parcels.
4. The reduction in square footage/scale of the proposed residences shall maintain similar
building footprints and provide reduced size upper floor areas.
Staff Response to Directional Items 2, 3, & 4: Consistent with ARC direction, the
applicant has reduced the overall square footage of the residences on lots 1 and 4
(now 1,995 s.f. and 1,963 s.f. respectively) and the residences on lots 2 and 3 (now
2,379 s.f. and 2,364 s.f. respectively). Square footage was mainly removed from
upper floors (see Attachment 2, Project Plans, Sheets A-1.0, A-2.0, A-3.0, & A-4.0,
“Areas”) which results in increased articulation of the upper floors and a reduction in
massing for compatibility with the neighborhood. The proposed revisions comply
with ARC directional items 2, 3, and 4.
5. Provide a monument sign positioned to be clearly visible from Grand avenue and
showing the address of each building (Fire Department code requirement).
Staff Response: The applicant has provided a design for a small monument sign to
be located adjacent to the common access way. Staff supports the conceptual design
as compatible with the design of the project and has included a condition of approval
which allows the Director to approve the final design and location of the sign along
with plans submitted for a construction permit. The condition ensures that the
monument sign will include subtle illumination for compatibility with the residential
neighborhood.
5.0 OTHER DEPARTMENT COMMENTS
Comments from the other departments have been incorporated into the recommended resolution as
conditions of approval and/or code requirements.
6.0 ALTERNATIVES & RECOMMENDATION
6.1 Deny the project based on findings of inconsistency with ARC direction, the Community
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Design Guidelines, and applicable City requirements.
6.2 Continue the project to a date uncertain with the directional items
7.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans (Revised)
3. ARC Minutes (January 21, 2015)
4. Previous ARC Staff Report (January 21, 2015)
5. Previous Plans (January 21, 2015)
6. Existing Site Plan
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
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RESOLUTION NO. ####-15
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW
COMMISSION APPROVING PLANS FOR FOUR NEW SINGLE-FAMILY
RESIDENCES AND ASSOCIATED SITE IMPROVEMENTS (NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT APPROVED BY PLANNING
COMMISSION ON AUGUST 14, 2013), AS REPRESENTED IN THE STAFF REPORT
AND ATTACHMENTS DATED APRIL 6, 2015 (323/353 GRAND AVENUE, R-1 ZONE,
ARC 25-13)
WHEREAS, on April 6, 2015, the Architectural Review Commission of the City of San
Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street,
San Luis Obispo, California, for the purpose of design review for four new single-family
residences and associated site improvements (the “Project”) instituted under ARC 25-13, PB
Companies (“Applicant”); and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by the staff at said hearings.
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of
the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants approval
to the project (ARC 25-13), based on the following findings:
1. That 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. That, consistent with the City’s Community Design Guidelines, the Project is compatible in
scale, siting, detailing, and overall character with buildings in the neighborhood.
3. That consistent with the City’s Community Design Guidelines, the Project incorporates
articulation, massing, and a mix of color/finish materials that are compatible with the
neighborhood.
SECTION 2. Environmental Review. The Planning Commission adopted a Negative
Declaration (ER 25-13) of Environmental Impact on August 14, 2013 finding the Project to not
have the potential for significant effects on the environment.
Attachment 1
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Resolution No. ARC-####-15 Page 2
323 Grand Avenue, ARC 25-13
SECTION 3. Action. The Architectural Review Commission hereby grants final
approval to the project with incorporation of the following conditions:
Planning Department
1. Density for this project is limited to four 4-bedroom residences. A “Conditions of Use of
Structure” agreement that stipulates that each dwelling shall have no more than four
bedrooms, as defined in the Zoning Regulations, will need to be signed in the presence of a
notary and submitted prior to construction permit issuance.
2. Final project design and construction drawings shall be in substantial compliance with the
project plans approved by the ARC. 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 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.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements on elevation drawings. Plans shall clearly note that
all stucco surfaces are not a sprayed-on product and have a smooth hand-troweled or sand
finish appearance to the satisfaction of the Community Development Director.
4. 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.
5. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be
clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-
sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that
light is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
6. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of any proposed condensers and other mechanical equipment. If
any condensers or other mechanical equipment is to be placed on the roof, plans submitted
for a building permit shall confirm that parapets and other roof features will adequately
screen them. A line-of-sight diagram shall be included to confirm that proposed screening
will be adequate. This condition applies to initial construction and later improvements.
7. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Attachment 1
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Resolution No. ARC-####-15 Page 3
323 Grand Avenue, ARC 25-13
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.
a. Any proposed landscape lighting shall be shown on plans submitted for a building
permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no
brighter than approximately 15 watts) for the purpose of confining the light to the
object of interest.
b. Subject to the final approval of the Community Development Director, front yard
areas shall include a landscape layout similar to that found along this portion of
Grand Avenue which generally includes more open front yards which are not
designed as primary outdoor space. The proposed 30 inch hedge shall be replaced
with alternate landscaping.
c. Front yard landscaping and landscaping along the common access way shall be of
a sufficient height/density to screen parking spaces beyond (approximately 3 feet
minimum height).
8. Plans submitted for a building permit shall include a final fencing plan indicating the fencing
style, locations, and heights.
9. Final monument sign design and location shall be shown on plans submitted for a
construction permit and shall be to the final approval of the Community Development
Director. If the sign is proposed to be illuminated, detailed plans for sign illumination shall
be included with the sign design and lighting shall be designed for consistency with the
City’s Night Sky Ordinance and designed for durability.
10. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the back flow preventer and double-check assembly shall be located in the street
yard and screened using a combination of paint color, landscaping and, if deemed appropriate
by the Community Development Director, a low wall. The size and configuration of such
equipment shall be subject to review and approval by the Utilities and Community
Development Directors.
11. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers,
and employees from any claim, action, or proceeding against the City and/or its agents,
officers, or employees to attack, set aside, void, or annul the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim, and City shall fully cooperate in the
defense against an Indemnified Claim.
Attachment 1
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Resolution No. ARC-####-15 Page 4
323 Grand Avenue, ARC 25-13
Engineering Division
12. The building plan submittal shall show compliance with all subdivision conditions of
approval for the project.
13. 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
14. Any section of damaged or displaced curb, gutter, sidewalk, or driveway approach shall be
repaired or replaced to the satisfaction of the Public Works Director.
15. The existing driveway approach that is to remain shall be verified as complying with ADA
and City standards for accessibility. If not accessible, the approach shall be altered or
upgraded to comply with current standards. The current City and ADA standard requires a 4’
sidewalk extension behind the ramp.
16. The building plan submittal shall show all required changes to the site plan for parking
circulation to the satisfaction of the Community Development Director.
a. The proposed parallel parking space in front of Lot 1 shall be removed in favor of
landscaping. The driveway/curb design for the common access way between Lots
1 and 4 shall widen from 20-feet to a minimum of 24-feet, symmetrically.
b. An additional parking space shall be provided in between Lots 3 and 4 (to account
for the removal of the parallel parking space referenced in 1a above). The two
parking spaces shall be lengthened to 24-feet from the property line along the
common access way. This dimension can assume 30-inches for vehicle overhang.
c. The two parking spaces in between Lots 1 and 2 shall be lengthened to 22-feet
from the property line along the common access way. This dimension can assume
30-inches for vehicle overhang.
17. Development shall comply with Parking and Driveway Standards for dimension,
maneuverability, slopes, drainage, and materials. Alternative paving materials are
recommended for water quality and/or quality control purposes and in the area of existing or
proposed trees and where the driveway or parking area may occur within the dripline of any
tree. Alternative paving materials shall be approved to the satisfaction of the Planning
Division.
18. The City Arborist shall approve all proposed tree removals prior to building permit issuance,
demolition permits, and/or grading permit approvals. The trees may be removed if they are
in decline, are creating damage to infrastructure, can’t be reasonably protected during
demolitions, or are in areas of new construction and new tree plantings. The site
development plan and parking layout shall consider potential tree preservations in the final
design.
Attachment 1
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Resolution No. ARC-####-15 Page 5
323 Grand Avenue, ARC 25-13
19. Trees located within the building footprints are approved for removal in conjunction with an
approved building permit. The other existing sideyard trees shall be retained unless
otherwise approved for removal by the City Arborist and Community Development Director.
A tree removal proposal may require a report from a certified arborist with a summary of
why the trees can’t be saved. If approved for removal, compensatory tree planting(s) may be
required to the satisfaction of the City Arborist.
20. The building plan submittal shall show all existing and proposed trees. Off-site trees with
canopy or root systems located in the area of the new construction shall be shown for
reference. The plan shall show all trees to remain and shall include appropriate tree
preservation notes.
21. The final landscape plan shall agree with the architectural site plan and engineered grading
and drainage plan. Plantings proposed for detention basin areas shall be evaluated and
approved by the landscape designer and the City of San Luis Obispo.
22. One 15-gallon street tree shall be required for each 35 linear feet of frontage. The City
Arborist shall approve the tree species, planting requirements, and whether the street trees
shall be planted in tree wells in the sidewalk area or behind the back of walk in the front
yard.
23. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. Any safety pruning or cutting of
substantial roots shall be approved by the city and completed by a city-approved arborist.
Fire Department
24. Building construction type will require Type II-B with one-hour fire rated separation between
dwelling units. Project will require an NFPA 13 fire sprinkler system. These requirements
are a trade-off for lack of Fire Department ladder truck access to the new building.
25. Fire sprinkler system OS&Y/backflow device shall be located within 40 feet of existing
hydrant.
26. OS&Y/backflow device can be located vertically inside the building, facing the street, if it is
in a two-hour fire rated room/closet with exterior door access. Backflow device shall be
within 20 feet of the property line at the street.
Utilities Department
27. Sheet C-1 does not currently show the sewer laterals that serve either Lot 1 or Lot 4. Sheet C-
1 does not show how water service will be extended from the meter to either Lot 2 or Lot 3.
Plans submitted for a building permit shall include a plan that delineates the location of the
Attachment 1
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Resolution No. ARC-####-15 Page 6
323 Grand Avenue, ARC 25-13
property’s existing and proposed water meter(s), water services, and sewer laterals to the
points of connection at the City water and sewer mains.
28. The property’s existing sewer laterals to the point of connection at the City main must pass a
video inspection, including repair or replacement, as part of the project. The CCTV
inspection shall be submitted during the Building Permit Review Process for review and
approval by the Utilities Department prior to issuance of a Building Permit.
29. Private utility easements shall be provided for water and sewer infrastructure that is proposed
to cross property lines (including water service and sewer lateral that crosses Lot 1 to serve
Lot 2 and that crosses Lot 4 to serve lot 3).
Note: Code requirements provided to applicant separately.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 6th day of April, 2015.
_____________________________
Phil Dunsmore, Liaison
Architectural Review Commission
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of plans for four new single-family residences and associated site
improvements.
PROJECT ADDRESS: 323/353 Grand Avenue BY: Marcus Carloni, Associate Planner
Phone Number: (805) 781-7176
e-mail: mcarloni@slocity.org
FILE NUMBER: ARC 25-13 FROM: Phil Dunsmore, Senior Planner
RECOMMENDATION
Continue the project with direction to the applicant on revisions, based on findings, and subject to
conditions.
SITE DATA
Applicant Ryan Petetit, John Belsher,
PB Companies
Representative Steve Rigor, Arris Studio Architects
Zoning R-1 (Low-Density Residential)
General Plan Low Density
Site Area 0.53 Acres (23,132 square feet)
Environmental
Status
Negative Declaration adopted by
Planning Commission (ER 25-13) on
August 14, 2013.
SUMMARY
The project includes development of four single-family residences on a project site recently (August
14, 2013) approved by the Planning Commission for a four-lot subdivision with exceptions to lot
area and dimensions (approved with area and dimensions similar to those allowed in the R-2 zone;
close to 5,000 square feet).
Staff finds the overall design and detailing of the proposed residences to incorporate architectural
characteristics that are found in the existing neighborhood and are consistent with the Community
Design Guidelines. However, staff has noted conflicts with the Community Design Guidelines with
regard to the size/scale of the four proposed in-fill residences as they relate to the existing
neighborhood fronting Grand Avenue and has recommended modifications to the project for
consistency with the Community Design Guidelines (section 4.2 below). Additionally, staff has
noted insufficient site circulation and recommends modifications to the site plan for consistency
with the Parking and Driveway Standards (section 4.1 below).
Meeting Date: January 21, 2014
Item Number: 1
Attachment 4
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2.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the Community Design
Guidelines and applicable City standards.
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
The project site encompasses two parcels; 323 Grand Avenue (12,032.63 square feet) and 353
Grand Avenue (11,099.33 square feet). The project site is located on the west side of Grand
Avenue between McCollum and Fredericks Streets. The two parcels are in the Low-Density
Residential (R-1) zone and are encompassed by R-1 zoning with single-family residences
(Attachment 1, Vicinity Map).
The project site is gently sloping (approximately 4% average cross slope) and is developed with
two single-family residences (to be demolished); one per parcel. Each parcel has a driveway
providing access from Grand Avenue and minimal other improvements. Attachment 2, Project
Plans, Sheet A0.2 illustrates the sites existing conditions (structures, trees, hardscape).
Site Size ~23,000 square feet
Present Use & Development Two R-1 parcels with one single-family residence each
Topography Flat: ~4 percent cross slope
Access Grand Avenue
Surrounding Use/Zoning North: Single-Family Residence (R-1 zone)
South: Single-Family Residence (R-1 zone)
East: Grand Avenue + Single Family Residences (R-1 zone)
West: Single Family Residences (R-1-Planned Development zone)
3.2 Project Description
The proposed project includes the following significant features (Attachment 2, Project Plans):
1. 4-parcel flag lot subdivision (recently approved, see section 3.3 below)
2. Construction of four detached single-family residences (two story homes):
a. Lot 1: 2,258 square foot1 4-bedroom, 3-bath residence
b. Lot 2: 2,866 square foot1 4-bedroom, 4-bath residence
c. Lot 3: 2,650 square foot1 4-bedroom, 4-bath residence
d. Lot 4: 2,425 square foot1 4-bedroom, 3-bath residence
3. Common access driveway (porous pavers) providing access to lots 2, 3, and 4 with guest
parking spaces.
4. Tree removals. No removal of heritage trees (Attachment 5, Existing Site Plan, indicates
tree types and sizes). The City Arborist supports tree removals that are within the
1 The square footage calculation does not include garages (502 square foot average size) or porch/decks (294 square
foot average size).
Attachment 4
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ARC 25-13 (323/353 Grand Avenue)
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footprint of the proposed residences. Trees outside of the footprints and access way need
to be maintained to the maximum extent feasible or approved for removal by the Tree
Committee.
5. Craftsman architectural style:
a. Horizontal siding (4 or 6-inch siding) with decorative wainscoting (8-inch siding)
and board and batten gable accenting with wood outlookers.
b. Covered porches with tapered columns and brick bases.
3.3 Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard Setback 20 feet 20 feet
Other Yard Setback (sides and rear) Compliant Varied
Max. Height of Structure(s) 25 feet 25 feet
Building Coverage (footprints) 35.9% to 39.2% 40%
Parking Spaces Lot 1 2 (plus guest spaces) 2
Parking Spaces Lots 2, 3, 4 3 3 (due to access from flag lot)
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
3.3 Background
On August 14, 2013 the Planning Commission (PC) approved a subdivision of the project site
allowing four parcels to be created from two existing parcels (the map has not yet been
recorded). The subdivision included exceptions from the Subdivision Regulations due to
substandard lot depths (mean lot depth reduction of 18 feet) and substandard lot areas (mean lot
area reduction of 762 square feet per lot). The Planning Commission expressed concern with the
intensity of development that would be allowed with the creation of four parcels where three
parcels would otherwise be allowed and discussed the possibility of applying R-2 density
standards to these lots, which would result in a maximum of four 3-bedroom homes. The project
was represented to the Planning Commission with smaller structure footprints and additional
parking spaces (compare Attachment 3, Parking Layout Reviewed by Planning Commission to
Attachment 2, Project Plans, Sheet A-0.1). Ultimately, the Planning Commission decided not to
condition specific home sizes or number of bedrooms per home since the project still needed
review by the ARC. The Planning Commission did add a condition that no Secondary Dwellings
Units be utilized in the project (since Secondary Dwelling Units are not allowed on substandard
parcels).
Table 1.0 Approved vs. Required Lot Dimensions Table
Min. Lot Area
(sq. ft.)
Min. Width
(feet)
Min. Depth
(feet)
Min. Street Frontage
(feet)
Requirement (R-1 zone) 6,000 50 90 20
Proposed Lot 1 5,166 69 74 69
Proposed Lot 2 5,553 75 69 20
Proposed Lot 3 5,202 (7,382 gross) 73 79 20
Proposed Lot 4 5,031 78 65 20
*Bold font indicates compliant with standards
Attachment 4
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ARC 25-13 (323/353 Grand Avenue)
Page 4
Additionally, the Planning Commission recommended the ARC consider one driveway
accessing all parcels on the project site which would result in elimination of backing out onto
Grand Avenue (from lot 1). The project plans (Attachment 2) include one common access
driveway serving three of the residences and a separate driveway serving lot 1 (as was shown on
plans reviewed by the PC).
4.0 PROJECT ANALYSIS
4.1 Site Plan: The applicant’s preliminary grading plan (reviewed by the Planning Commission)
included approximate building footprints and a parking layout (Attachment 3, Parking Layout).
With further development of the home designs/site plan, some of these parking spaces have
been eliminated including a parking space now shown as a loading area and driveway of
insufficient length to accommodate a parked car (16’-8’ driveway length shown on lot 2).
The current parking layout constrains on-site vehicle circulation (vehicles exiting from the guest
spaces between lots 2 and 3, in particular) to the point where parking is awkward and potentially
unsafe (it is possible that residents will back out onto Grand Avenue instead of using the loading
zones to turn around). The applicant provided a vehicle circulation plan (Attachment 2, Project
Plans, Sheet A0.3), however, the plan does not indicate adequate vehicle circulation from all
guest parking spaces (the easternmost guest space on lot 1, the driveway spaces on lot 2, the
guest space on lot 3, and the guest space on lot 4).
For sufficient on-site vehicle circulation, staff recommends the ARC provide the following
direction to the applicant:
1. Provide a vehicle circulation plan that provides adequate and safe vehicle circulation
for compliance with the Parking and Driveway Standards.
a. Increase the common access way width to allow adequate backup space for
vehicles using all parking spaces (24-feet minimum).
b. Increase the driveway depth for lot 2 in order to allow vehicles to park in the
driveway without overlapping the common access way (18-feet, 5-inches
minimum).
c. Provide adequate circulation for the guest space on lot 3 (allowing a vehicle to
exit the site in a forward motion with no more than two maneuvers).
d. Reduce the depth of the guest spaces on lots 2 and 3 to discourage tandem
parking that will overlap into the common access way.
4.1.1 Lot 1 Driveway: As discussed in section 1.0 above, the Planning Commission
recommended the ARC consider one driveway accessing all parcels on the project site. The
project plans (Attachment 2) still include two driveways (one common access drive and a
second driveway accessing lot 1). The Engineering Division can support the dual driveway
design as compliant with Parking and Driveway standards.
4.2 Building Designs: Staff supports the overall design and detailing of the four residences. The
use of materials and detailing is consistent throughout all elevations providing four-sided
architecture and incorporating architectural characteristics (muted-tone color scheme, covered
entries, horizontal siding, composite roofing, brick accents) for compatibility with existing
Attachment 4
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ARC 25-13 (323/353 Grand Avenue)
Page 5
houses in the neighborhood2. However, the scale and massing of the project conflict with the
recommendations of the Community Design Guidelines.
The project is classified as “infill development” in the Community Design Guidelines (Chapter
5.3), one of the goals of which is “to provide for infill projects of high architectural quality that
are compatible with existing development…and continue existing neighborhood patterns.” Staff
has compiled data on properties within 300 feet of the subject location (Attachment 4,
Neighborhood Study & Map) in order to understand the proposed projects compatibility with
the existing neighborhood. The data is based on a comparison of living space (square footage) to
lot size which is expressed as a percentage. Attachment 4 (Neighborhood Study & Map)
concludes with the following information shown in the below table:
Table 4.2 Neighborhood Study Conclusion
Average living space
to lot size ratio
Average
Home Size
Average
Lot Size
All residences within 300-feet 24% 1,774 sq.ft. 7,827 sq.ft.
Leroy Court Planned Unit Development only 42% 2,333 sq.ft. 5,697 sq.ft.
All residences excluding Leroy Court PUD 21% 1,680 sq.ft. 8,229 sq.ft.
Proposed Project 49% 2,550 sq.ft. 5,238 sq.ft.
Lot 1 44% 2,258 sq.ft. 5,166 sq.ft.
Lot 2 52% 2,866 sq.ft. 5,553 sq.ft.
Lot 3 51% 2,650 sq.ft. 5,202 sq.ft.
Lot 4 48% 2,425 sq.ft. 5,031 sq.ft.
The proposed project’s average home sizes are considerably larger than the average size of
residences within 300 feet of the project site, which is significant given the fact that the project
site’s recently approved four parcels are sub-standard3 and are also below the average lot size
for the neighborhood (i.e. larger homes on smaller lots). For comparison, if these homes were
located on lots in a higher density zone such as R-2 (Medium-Density Residential), a maximum
of four 3-bedroom residences could be constructed because density standards in higher density
zones are calculated based on lot sizes. In this instance, the design of larger homes on smaller
lots results in taller, “blockier,” buildings because the structures footprint needs to be smaller (in
order to meet the 40% coverage4 limitation) which results in more of a two-story stacked
structure as opposed to some of the further articulated neighboring structures which have larger
base footprints due to their conforming lot sizes.
Although the home sizes and designed articulation are somewhat similar to those of the Leroy
Court Planned Unit Development (directly west of the project site), the proposal to construct
larger homes on smaller lots presents a compatibility concern with the existing residences
fronting Grand Avenue, a significant corridor. The Community Design Guidelines state “when
2 Community Design Guidelines Chapter 5.3.B: Building Design. An infill residential structure should incorporate the
traditional architectural characteristics of existing houses in the neighborhood, including window and door
spacing, exterior materials, roof style and pitch, ornamentation and other details.
3 Minimum lot size in the R-1 zone is 6,000 square feet
4 Zoning Regulations Chapter 17.00 Coverage: Coverage. The area of a structure on or above the ground including
upper level projections and living areas, as well as covered or uncovered decks, balconies, porches and similar
architectural features expressed as a percentage of the total lot area. Uncovered decks, balconies, and porches
which are 30 inches or less from the ground shall not be included in the determination of coverage …”
Attachment 4
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ARC 25-13 (323/353 Grand Avenue)
Page 6
new homes are developed adjacent to older ones, the height and bulk of the new construction
can have a negative impact on adjacent, smaller scale buildings”…therefore, “infill residential
development should be compatible in scale, siting, detailing, and overall character with
adjacent buildings and those in the immediate neighborhood.” For consistency with the
Community Design Guidelines, staff has added directional items for the ARC to consider
reducing the overall square footage and massing of the proposed residences.
Staff recommends the ARC provide the following direction to the applicant:
1. Lots 1 and 4: Reduce the overall square footage of the proposed residences (to
approximately 2,000 square feet) for compatibility with the scale of existing adjacent
residences fronting Grand Avenue and for lowered development intensity on these sub-
6,000 square foot parcels.
2. Lots 2 and 3: Reduce the overall square footage of the proposed residences (to
approximately 2,400 square feet) for compatibility with the scale of the existing adjacent
Leroy Court Planned Unit Development and for lowered development intensity on these
sub-6,000 square foot parcels.
3. The reduction in square footage/scale of the proposed residences should include the
elimination of accessory rooms (e.g. the “media rooms” shown on lots 1, 3, and 4 and
the “den” shown on lot 2) while maintaining similar building footprints and providing
reduced size upper floor areas.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other City departments are reflected in the directional items provided
below.
6.0 ALTERNATIVES & RECOMMENDATION
6.1. Approve the project based on findings of consistency with the Community Design
Guidelines.
6.2. Deny the project based on findings of inconsistency with the Community Design Guidelines.
6.3 Continue the project to a date uncertain with the following directional items:
Planning Division
1. Provide a vehicle circulation plan that provides adequate and safe vehicle circulation for
compliance with the Parking and Driveway Standards.
a. Increase the common access way width to allow adequate backup space for
vehicles using all parking spaces (24-feet minimum).
b. Increase the driveway depth for lot 2 in order to allow vehicles to park in the
driveway without overlapping the common access way (18-feet, 5-inches
minimum).
c. Provide adequate circulation for the guest space on lot 3 (allowing a vehicle to
exit the site in a forward motion with no more than two maneuvers).
d. Reduce the depth of the guest spaces on lots 2 and 3 to discourage tandem
parking that will overlap into the common access way.
Attachment 4
ARC1 - 48
ARC 25-13 (323/353 Grand Avenue)
Page 7
2. Lots 1 and 4: Reduce the overall square footage of the proposed residences (to
approximately 2,000 square feet) for compatibility with the scale of existing adjacent
residences fronting Grand Avenue and for lowered development intensity on these sub-
6,000 square foot parcels.
3. Lots 2 and 3: Reduce the overall square footage of the proposed residences (to
approximately 2,400 square feet) for compatibility with the scale of the existing adjacent
Leroy Court Planned Unit Development and for lowered development intensity on these
sub-6,000 square foot parcels.
4. The reduction in square footage/scale of the proposed residences should include the
elimination of accessory rooms (e.g. the “media rooms” shown on lots 1, 3, and 4 and
the “den” shown on lot 2) while maintaining similar building footprints and providing
reduced size upper floor areas.
Fire Department
5. Provide a monument sign positioned to be clearly visible from Grand avenue and
showing the address of each building.
7.0 ATTACHMENTS
a. Vicinity Map
b. Project Plans
c. Parking Layout Reviewed by Planning Commission (August 14, 2013)
d. Neighborhood Study and Map
e. Existing Site Plan
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
Attachment 4
ARC1 - 49
PF
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VICINITY MAP File No. 25-13323 & 353 Grand ¯
ARC1 - 50
Attachment a
Attachment b
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Attachment b
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Attachment b
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Attachment b
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Attachment b
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Attachment b
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Attachment b
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Attachment b
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Attachment b
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Attachment b
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Attachment b
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Neighborhood Study
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Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS,AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
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Subject Site Comparison Parcels
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McCollum Street
Hope Street
Fredericks Street
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Attachment d
Proposed
Project
Lot
Size
House Size % (house size/lot
size)
Lot 1 5166 2258 44%
Lot 2 5553 2866 52%
Lot 3 5202 2650 51%
Lot 4 5031 2425 48%
Map
REF #
Lot
Size
House
Size
% (house
size/lot size) Address
1 6670 2826 42% 1724 McCollum Street
2 6560 2806 43% 1744 McCollum Street
3 6560 2826 43% 1764 McCollum Street
4 6850 2807 41% 1784 McCollum Street
5 10243 1971 19% 1661 McCollum Street
6 10160 2088 21% 1677 McCollum Street
7 14460 2992 21% 1693 McCollum Street
8 6500 2538 PUD 39% 301 Leroy Court
9 5070 2438 PUD 48% 317 Leroy Court
10 5060 2022 PUD 40% 321 Leroy Court
11 7810 2438 PUD 31% 302 Leroy Court
12 5040 2438 PUD 48% 316 Leroy Court
13 5010 2022 PUD 40% 328 Leroy Court
14 9950 2886 29% 311 Grand Avenue
15 10220 1276 12% 1660 Fredericks Street
16 10910 1568 14% 1676 Fredericks Street
17 14360 not found 1692 Fredericks Street
18 9670 2369 24% 1706 Fredericks Street
19 4200 0 PUD 347 Leroy Court
20 5390 2438 PUD 45% 1720 Fredericks Street
21 10490 800 8% 1740 Fredericks Street
22 6970 934 13% 1760 Fredericks Street
23 8420 2134 25% 395 Grand Avenue
24 8990 2256 25% 1661 Fredericks Street
25 8910 1084 12% 1739 Fredericks Street
26 11760 1424 12% 433 Grand Avenue
27 8510 1440 17% 436 Grand Avenue
28 15070 1484 10% 470 Grand Avenue
29 10490 1728 16% 1866 Loomis Street
30 7510 736 10% 476 Grand Avenue
31 5990 1110 19% 430 Grand Avenue
32 6020 1312 22% 410 Grand Avenue
ARC1 - 77
Attachment d
33 6010 not found 1843 Hope Street
34 6010 1326 22% 1861 Hope Street
35 6010 1056 18% 1881 Hope Street
36 10110 1490 15% 1890 Hope Street
37 6130 not found 1840 Hope Street
38 13750 2318 17% 1820 Hope Street
39 5810 1712 29% 1810 Hope Street
40 6280 1520 24% 346 Grand Avenue
41 6030 2380 39% 320 Grand Avenue
42 6920 2380 34% 1825 McCollum Street
43 8310 1645 20% 1861 McCollum Street
44 5990 1726 29% 1865 McCollum Street
45 9280 1570 17% 357 Graves Avenue
46 8130 1089 13% 1889 McCollum Street
47 6760 880 13% 1874 McCollum Street
48 6760 1364 20% 1860 McCollum Street
49 6750 1224 18% 1844 McCollum Street
50 5020 880 18% 292 Grand Avenue
51 5000 884 18% 254 Grand Avenue
52 4990 1048 21% 250 Grand Avenue
53 6000 not found 236 Grand Avenue
54 6760 1224 18% 1841 Hays Street
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Attachment 5
ARC1 - 37ARC1 - 79