HomeMy WebLinkAboutARC-1017-16 (ARCH-2764-2016 -- 2102 Broad Street)RESOLUTION NO. ARC -1017-16
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO GRANTING FINAL APPROVAL
TO THE CONSTRUCTION OF A NEW THREE-STORY SINGLE-FAMILY
DWELLING, INCLUDING AN EXCEPTION FROM FENCE HEIGHT
LIMITS, AT 2102 BROAD STREET (NEIGHBORHOOD COMMERCIAL
(C -N) ZONE; FILE #ARCH -2764-2016)
WHEREAS, the Community Development Director granted approval for the construction
of a two-story addition to the front of an existing single story residence at 2102 Broad Street on
June 22, 2012, under application ARCMI 29-12; Sam Clemons, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room (Room 9) of City Hall, 990 Palm Street,
San Luis Obispo, California, on June 20, 2016, pursuant to a proceeding instituted under
application ARCH -2764-2016, Samuel Clemons, applicant, to consider modification of the design
approved under ARCMI 29-12, and continued consideration of the project to a future date,
providing direction about modifications necessary to conform to applicable development standards
and to achieve consistency with the City's Community Design Guidelines; and
WHEREAS, 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, on September 12, 2016, for the purpose of reviewing the revised project design; 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 staff, and
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 final
approval to application ARCH -2764-2016, modifying application ARCMI 29-13, based on the
following findings:
As conditioned, the project is consistent with the policies of the City's General Plan applicable
to development in the Neighborhood Commercial area. The proposed dwelling replaces an
existing dwelling on the site. It has been designed to: be compatible with the character of the
neighborhood, as required by Policy 2.3.9 (Compatible Development) of the Land Use Element
of the City's General Plan; to conform to applicable development standards; and to be
consistent with the City's Community Design Guidelines. An exception allowing greater
height for a portion of the proposed block wall enhances compatibility between the proposed
Resolution No. ARC -1017-16
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dwelling and the adjacent car wash by providing privacy for the occupants, and noise and
visual separation, while avoiding an undesirable barrier wall that would isolate the project, as
directed by Policy 2.3.11 (Residential Project Objections) of the Land Use Element.
2. As conditioned, the project conforms to the standards and limitations set forth in the City's
Zoning Regulations. The density of development is within the allowable limit, the structure is
set back from property lines to provide adequate separation, air circulation, and solar exposure,
and required parking is provided in an appropriate location on the site and in conformance to
minimum dimensions.
3. As conditioned, the project design is consistent with the City's Community Design Guidelines
(CDG) applicable to residential development. At three stories in height, and using smooth
stucco and wood as predominant surface materials, it has been designed to be compatible in
scale and character with existing adjacent buildings and those in the immediate neighborhood
(CDG § 5.3 (A)), and is also compatible with the scale of development in the Railroad District
area adjacent, to the east, of the site.
4. As conditioned, an exception to height standards for fences and walls (Zoning Regulations
§ 17.16.050 (F)) is appropriate. Additional wall height is necessary for a portion of the
proposed block privacy wall, to provide privacy and noise separation between the proposed
dwelling and the adjacent existing car wash (Condition 3). No public purpose would be served
by strict compliance with the fence and wall height limits, as the exception allows a minor 4 -
foot increase in wall height over a limited portion of the privacy wall. There is also a landscape
planter area on the car wash side of the wall that provides for partial screening of the wall by
landscaping.
5. The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA). It involves construction of a single-family residence, a small structure,
as described in CEQA Guidelines § 15303 (New Construction or Conversion of Small
Structures).
SECTION 2. Action. The Architectural Review Commission hereby grants final approval
to application ARCH -2764-2016, with incorporation of the following conditions and code
compliance notes:
Conditions
Planning
1. Conformance to approved plans. Final project design and construction drawings submitted for
a building permit shall be in substantial compliance with the project plans approved by the
ARC. A separate, full-size sheet shall be included, as Sheet Number 2, in working drawings
submitted for a building permit, listing all conditions and code requirements of project
approval. Reference shall be made in the margin of listed items as to where in the plans each
Resolution No. ARC -1017-16
2102 Broad Street (ARCH -2764-2016)
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condition and code requirement is addressed. Any change to the approved design, colors,
materials, landscaping, or conditions of approval must be approved by the Director or
Architectural Review Commission, as deemed appropriate.
2. Redwood slats on building elevations. The north, west, and east building elevations shall be
modified by substantially reducing the use of redwood slats to avoid overwhelming the wall
surfaces. Use of the redwood slats shall be limited in their application as an accent material
that is complementary to the building's cement plaster surfaces and wood accent details, and
for required deck or balcony railing where necessary. Horizontal elements on the northerly
building wall shall be modified to reduce their heaviness, through, for example, material
changes and introduction of more transparent elements for the railing system, such as glass or
cable railing materials, subject to the approval of the Community Development Director. The
columns formed at the building corners by the redwood slats shall be eliminated.
3. Privacy wall — Height. The proposed block privacy wall shall be limited to 6 feet in height, in
conformance with Zoning Regulations § 17.16.050, except for the portion of the wall between
the proposed dwelling and the adjacent car wash, for which portion a maximum of height of
10 feet shall be allowed, to provide privacy and noise separation between the proposed
dwelling and the adjacent existing car wash.
4. Privacy wall —Visual interest. The proposed block privacy wall shall provide additional visual
interest, to the satisfaction of the Community Development Director, by incorporation of
appropriate decorative techniques or features, such as texture variations or additional
articulation using shallow pilasters or offsets.
Public Works
5. Projects involving the construction of new structures, the addition of dwelling units, or the
substantial remodel of existing structures requires that complete frontage improvements be
installed or that existing improvements be upgraded per city standard. (SLOMC 12.16.050)
6. The building plan submittal shall show the existing driveway approach to be altered or
upgraded to comply with current standards. Current city engineering standards and ADA
standards require a 4' accessible sidewalk extension behind the ramp.
7. The building plan submittal shall show the location, extent and nature of all proposed site
retaining walls or wall and fence combinations.
8. The building plan submittal must include a complete site utility plan. All existing and proposed
utilities along with utility company meters must be shown. Existing underground and overhead
services must be shown along with any proposed alterations or upgrades. Services to the new
structures must be underground. All work in the public right-of-way must be shown or noted.
9. The building plan submittal shall include a complete grading, drainage and topo plan. The
grading and drainage plan shall show existing structures and grades located within 15' of the
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property lines in accordance with the grading ordinance. The plan shall consider historic
offsite drainage tributary to this property that may need to be conveyed along with the
improved on-site drainage. This development will alter and/or increase the storm water runoff
from this site. The improved or altered drainage shall be directed to the street and not across
adjoining property lines unless the drainage is conveyed within recorded easements or existing
waterways.
10. The building plan submittal must show one additional street tree in a tree well in the sidewalk,
as required by the City's Engineering Standards. The city arborist must approve tree species
and planting requirements. Street trees are required at a rate of one 15 -gallon street tree for
each 35 linear feet of frontage.
11. Tree protection measures must be implemented to the satisfaction of the City Arborist. The
City Arborist must review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist must approve
any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A
city -approved arborist must complete safety pruning. Any required tree protection measures
must be shown or noted on the building plans. Contact the City Arborist at 781-7023 to review
and to establish any required preservation measures to be included with the building permit
submittal.
Utilities
12. The property's existing sewer lateral to the point of connection at the City main must pass a
pipeline video inspection (visual inspection of the interior of the pipeline), including repair or
replacement, as part of the project. The pipeline video 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. Additional information is provided below related to this
requirement:
a. The pipeline video inspection shall be submitted on USB drive and shall be in color.
b. The inspection shall be of adequate resolution in order to display pipe.
c. Material submitted shall include the project address and a scaled plan of the building and
the lateral location to the connection at the City sewer main.
d. The inspection shall include tracking of the pipeline length (in feet) from the start of the
inspection to the connection at the City sewer main.
e. It is optional to provide audio on the report to explain the location, date of inspection, and
pipeline condition observations.
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Indemnification
13. 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.
Code Compliance Notes
Building & Safety
1. The scope of work constitutes new construction of a single family residence and shall be
identified as such at the time of building permit application submittal.
2. Construction of the proposed dwelling must comply with 2013 Building Code § § 705A and
706A regarding Roofing and Vents.
Fire
3. This project must comply with the partial requirements of the 2013 California Residential
Code, Section 327, regarding materials and construction methods for exterior wildfire
exposure. Cut sheets for any proposed attic, eve, or sub -floor vents must be provided with final
plans submitted for construction permits to complete this project. All vents must be constructed
from noncombustible materials.
4. Final plans submitted for construction permits to complete this project must show a Class -A
fire -rated roof assembly, and must show that all exterior siding and eves will be non-
combustible.
5. The Title Sheet of final plans must note that the building will require an NFPA 13-D fire
sprinkler system. As such, the water meter may require upsizing.
On motion by Commissioner Ehdaie, seconded by Commissioner Nemcik, and on the
following roll call vote:
AYES:
Commissioners Andreen, Nemcik, Root, Soll, and Vice -Chair Ehdaie
NOES:
Chair Wynn
REFRAIN:
None
ABSENT:
None
Resolution No. ARC -1017-16
2102 Broad Street (ARCH -2764-2016)
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The foregoing resolution was passed and adopted this 12th day of September, 2016.
Tyler Corey, Secr ry
Architectural Review Commission