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HomeMy WebLinkAboutARC-1025-16 (ARCH 2264-2015 -- 2881 Broad St)RESOLUTION NO. 1025-16 A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO GRANTING APPROVAL TO THE CONSTRUCTION OF FOUR NEW TWO-STORY SINGLE-FAMILY DWELLINGS, INCLUDING MINOR EXCEPTIONS ALLOWING OTHER YARD BUILDING HEIGHT EXCEPTIONS, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED NOVEMBER 21, 2016 2881 BROAD STREET (ARCH -2264-2015) 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 -2264-2015, Dustin Pires, applicant, to consider the construction of four single- family dwellings within a Common Interest Development, 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 Hearing Room (Room 9), 990 Palm Street, San Luis Obispo, California, on November 21, 2016, for the purpose of reviewing the revised project design, including Other Yard building height exceptions allowing encroachments into interior Other Yards; 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 approval to application ARCH -2264-2015, based on the following findings: As conditioned, the project is consistent with the policies of the City's General Plan applicable to development in a Medium Density Residential area. The proposed dwellings have been designed to: be integrated with the existing neighborhood and to be compatible with its character, consistent with Policies 2.3.5 and 2.3.9 of the Land Use Element of the City's General Plan for Neighborhood Pattern and Compatible Development; to conform to applicable development standards; and to be consistent with the City's Community Design Guidelines. Minor exceptions allowing encroachments into Other Yards internal to the project facilitate development of individual dwellings on narrower lots while preserving Resolution No. ARC 1025-16 ARCH -2264-2015 (2881 Broad) Page 2 reasonable solar access, consistent with Policy 4.5.1 of the Conservation and Open Space Element. 2. As conditioned, and with minor exceptions allowing Other Yard building height exceptions, as provided in Zoning Regulations § 17.16.020 (E) (2) (e), 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 structures are set back from property lines in a manner that provides 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. Special considerations related to substandard street width and drainage concerns are addressed by street frontage and drainage improvements incorporated into the project design. The requirement for a use permit to establish residential use of the property, which is within a Special Considerations (S) Overlay Zone, is waived, as provided by § 17.56.040, as the property is the subject of a subdivision map application (SBDV-1988-2015). 3. Other Yard Building Height Exceptions, as provided in Zoning Regulations § 17.16.020 (E) (2) (e), allowing for projections of portions of three buildings into Other Yards are appropriate. Encroachments are limited to interior yards between dwellings within the project, on Parcels 2, 3, and 4, ranging between 1 and 5 feet for building walls at the second level, and up to 7.5 feet for the stair towers at the roof deck level. These encroachments involve an insignificant portion of total available solar exposure. No significant fire protection, emergency access, privacy or security impacts are likely to result from the exception. Consistent with Policy 4.5.1 of the Conservation and Open Space Element of the General Plan, southerly building walls will remain mostly unshaded, as the longest dimension of each of the proposed lots is oriented within 30 degrees of south, and the southerly walls of each dwelling are adjacent to the Perkins Lane street frontage. Roof areas will also remain unshaded as each dwelling is similar in height, and the lot is of moderate slope. 4. As conditioned, the project design is consistent with the City's Community Design Guidelines (CDG) applicable to residential development. At two stories in height, and using smooth stucco and cementitious fiber -board as predominant surface materials, the dwellings have been designed to be compatible in scale and character with existing adjacent buildings and those in the immediate neighborhood, consistent with guidelines applicable to Infill Development (CDG § 5.3). 5. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA). It involves construction of four single-family residences, consistent with policies and standards applicable to development within a Medium -Density Residential area, on a site less than 5 acres in area with no value as habitat for endangered, rare, or threatened species, as described in CEQA Guidelines § 15332 (Infill Development). The site is within City limits and is served by City utilities and public services. As conditioned, approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality. Resolution No. ARC 1025-16 ARCH -2264-2015 (2881 Broad) Page 3 SECTION 2. Action. The Architectural Review Commission hereby grants approval to application ARCH -2264-2015, 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 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. Noise reduction — Interior noise levels: Plans submitted for construction permits to complete the project will clearly indicate and describe the noise reduction measures, techniques, and materials used to reduce noise levels for the portion of the project along Broad Street that is exposed to elevated noise levels, as indicated in Figures 4 and 5 of the Noise Element of the General Plan, to acceptable levels, as described in Figure 1 of the Noise Element. For the portion of Parcel 1 within a 70 dB noise contour, measures, techniques, and materials used to reduce noise levels shall be as described in the Standard Noise Package for achieving a noise level reduction of 25 dB, from the City's Noise Guidebook, or equivalent alternative measures, techniques, and materials. For the portion of Parcel 2 within a 65 dB noise contour, a 20 dB noise level reduction shall be achieved. 3. Landscape plan. Plans submitted for construction permits to complete the project shall include a landscaping plan indicating the extent of landscaped area, hardscape, plant selection, and method of irrigation, consistent with Community Design Guidelines and Engineering Standards, as applicable. 4. A(fdl anal M11CUlation. The design of exterior surfaces at the second level of the proposed dwellings shall be provided with additional articulation through employment of appropriate techniques, such as scoring or reglets, further variation in window shape, patterning, and recess, decorative elements, etc., as necessary to add visual interest, to the satisfaction of the Community Development Director. 5. Pergolas. The design of the pergolas at the roof level of each dwelling shall be revised to provide some variation in their form to avoid an excessively rigid and rectilinear appearance, to the satisfaction of the Community Development Director. 6. Carports. The carports depicted adjacent to the garage of each dwelling shall be eliminated, as they cannot be permitted within Other Yards. Parking spaces provided in these locations shall Resolution No. ARC 1025-16 ARCH -2264-2015 (2881 Broad) Page 4 be uncovered, except that each carport structure shall be replaced by a decorative feature projecting over the parking space. This feature is intended to echo the form and details of the pergola features of the roof decks to provide balance to building elements. The encroachment shall be limited to 30", as provided in Zoning Regulations § 17.16.020 (D) (5). 7. Other Yard Building Height Exceptions. Exceptions from minimum standards for Other Yard depth are limited to the areas of building encroachment, ranging between 1 and 5 feet for building walls at the second level, and up to 7.5 feet for the stair towers at the roof deck level, into interior Other Yards on Parcels 2, 3, and 4, as depicted on the Site Cross Section drawing (Sheet AR5) of the approved plans. Final plans submitted for construction permits to complete the project shall include a similar cross-section drawing depicting yard depth building setback lines, to facilitate evaluation of conformance to this limitation. Public Works 8. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard (SLOMC § 12.16.050). 9. The building plan submittal shall show any sections of damaged or displaced curb, gutter & sidewalk or driveway approach to be repaired or replaced to the satisfaction of the Public Works Director. 10. The building plan submittal shall show and label all existing and proposed public or private easements for reference. Any required on-site or off-site easements shall be recorded prior to building permit issuance. 11. The development plan requires a property exchange with the City. The property exchange shall be finalized prior to building permit issuance. 12. The parcel map improvement plans shall include complete details of the required Perkins Lane expansion, frontage improvements, and intersection improvements in accordance with the City Engineering Standards in effect at the time of improvement plan submittal and/or encroachment permit issuance. The plans shall also show compliance with applicable Streetscape Standards set forth in Chapter 6.0 of the South Broad Street Corridor Plan. Any conflicts between the City Engineering Standards and intent of the corridor plan shall be reviewed and approved to the satisfaction of the City Engineer and Community Development Director. 13. The subdivision improvement plans/public improvement plans shall include all public utility installations, upgrades, and/or relocations per City Engineering Standards. Final line and grade for the street improvements and utilities shall be approved by the City of San Luis Obispo. 14. The development and/or subdivision improvement plans shall be approved prior to building permit issuance. The improvement plans shall be submitted to the Engineering Development Review Division along with a completed improvement plan application, engineer's estimate Resolution No. ARC 1025-16 ARCH -2264-2015 (2881 Broad) Page 5 of probable cost, and the required improvement plan review fee. A separate Public Works Department inspection fee will be required prior to improvement plan approval and encroachment permit issuance. 15. The existing Cal Trans high-speed driveway approach at the intersection of Perkins Lane and Broad Street shall be modified to abandon the existing driveway approach not proposed with the development. The driveway approach shall comply with current city engineering standards and ADA standards. 16. The proposed new driveway approaches shall be in accordance with current standards. The current city and ADA standard requires a 4' accessible sidewalk extension behind the ramp. 17. The City will support the design exception as requested for a reduction in sidewalk width from the standard 6' integral sidewalk to a 5' integral sidewalk in accordance with ADA minimum requirements. The reduced sidewalk width shall maintain a free and clear width of 4' to any sign post, hydrant or other obstruction. 18. Development of the driveways and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity 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. Alternate paving material shall be approved to the satisfaction of the Planning Division. 19. The building plan submittal shall show all parking spaces that are adjacent to a post, column, or wall shall be one additional foot in width per City Engineering Standard 2220. 20. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structures shall be underground. The undergrounding of utilities shall be completed without a net increase in the number of required wood utility poles. All work in the public right-of-way shall be shown or noted. 21. The new water services and water meters shall be sized in accordance with the approved fire sprinkler plans. 22. 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 property lines in accordance with the grading ordinance. The plan shall consider any 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. Resolution No. ARC 1025-16 ARCH -2264-2015 (2881 Broad) Page 6 23. The building plan submittal shall include a complete drainage report in compliance with the Waterway Management Plan Drainage Design Manual and Post Construction Stormwater Requirements of the Regional Water Quality Control Board. The drainage report shall include the treatment of the new impervious area in Perkins Lane and associated run-on. 24. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as regulated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City's Website. 25. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 26. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Include the diameter and species of all trees. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and clearly indicate any trees that are proposed to be removed. Tree canopies should generally be shown to scale for reference. No trees may be removed except by approval by the City Arborist or Tree Committee, as appropriate. 27. The building plan submittal shall show all existing and proposed street trees. Street trees are generally required at a rate of one 15 -gallon street tree for each 35 linear feet of frontage. The City Arborist shall approve tree species and planting requirements in accordance with City Engineering Standards. 28. 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. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city -approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Transportation 29. Prior to the issuance of building permits, the applicant shall be responsible for paying current transportation impact fees (TIF) plus a "fair share" mitigation fee for the percentage of new trips generated by the project that will travel through the Broad/South/Santa Barbara intersection as determined by the Public Works Director, and based on the intersection improvement cost. Resolution No. ARC 1025-16 ARCH -2264-2015 (2881 Broad) Page 7 30. The South Broad Street Corridor Plan and previous traffic studies indicate the need for traffic controls and circulation improvements along the corridor. Prior to the issuance of building permits, the applicant shall be responsible for a "fair share" mitigation fee for the percentage of new trips generated by the project that will travel through the corridor intersections identified for improvements as determined by the Public Works Director, and based on the estimated intersection improvement cost. 31. The proposed new driveway approaches on Perkins Lane shall be consolidated into common driveways to reduce the number of driveways along the Perkins Lane frontage of the project. The consolidated design shall not result in more than three driveway curb cuts along the Perkins Lane frontage of the project. New driveway approaches shall be in accordance with current City standards, notwithstanding any exceptions deemed appropriate by the Public Works Director. Easements for common driveways shall be shown on the final map. 32. The existing Cal Trans high-speed driveway approach at the intersection of Perkins Lane and Broad Street shall be modified to abandon the existing driveway approach not proposed with the development. The Perkins Lane approach shall be reconstructed as a standard public street connection per current City Engineering Standards. 33. The building plan submittal shall include the proposed street cross section for Perkins Lane and detailed exhibit of the proposed Perkins Lane street entry improvements. Utilities 34. Existing -sewer laterals planned for the proposed development shall be inspected from the point of connection up to the City sewer main. The rehabilitation shall be based on visual inspection of the pipeline interior, and shall include 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. 35. All residential units are to be individually metered per the latest engineering design standards. Resolution No. ARC 1025-16 ARCH -2264-2015 (2881 Broad) Page 8 36. The project's Landscape Plan shall be consistent with provisions of the City's declared drought emergency conditions. The estimated total water use (ETWU) shall not exceed 50 percent of maximum applied water allowance (MAWA) (Resolution 10628 (2015)). Indemnification 37. 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 Planning Colors and Materials. Plans submitted for construction permits must clearly indicate the colors and materials of all building surfaces, trim, and detail on building elevation drawings. 2. Front Yard Paving. Driveway areas must be designed in conformance with Front Yard Paving regulations (Zoning Regulations § 17.17.050) limiting concrete and impervious paving in residential front yards. Incorporation of permeable paving materials to stay within these limits is encouraged. 3. Landscatae Plan. Plans submitted for construction permits will include a landscaping plan indicating the extent of landscaped area, hardscape, plant selection, and method of irrigation, consistent with Community Design Guidelines and Engineering Standards, as applicable. 4. Exterior lighting. Plans submitted for construction permits must clearly depict exterior lighting and include sufficient information to demonstrate that exterior lighting fixtures will be designed, installed, and maintained in compliance with Night Sky Preservation Regulations (Zoning Regulations Ch. 17.23). 5. Mechanical and utility equipment_ Plans submitted for construction permits must clearly depict the location and appearance of mechanical utility equipment (HVAC, electric and gas meters, electrical panels, junction boxes, pool equipment, etc.). Details about the equipment must be included, sufficient to evaluate the consistency of its placement with standards related to concealment and screening, noise insulation, and other requirements, as described in § 6.1 (D) of the City's Community Design Guidelines. On motion by Commissioner Root, seconded by Commissioner Nemcik, and on the following roll call vote: Resolution No. ARC 1025-16 Page 9 ARCH -2264-2015 (2881 Broad) AYES: Commissioners Nemcik, Root, Soll, and Vice -Chair Ehdaie NOES: None REFRAIN: None ABSENT: Commissioners Rolph, and Chair Wynn The foregoing resolution was passed and adopted this 21s' day of November, 2016. oug Davidson, Secretary Architectural Review Commission