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HomeMy WebLinkAboutARC-1004-17 (APPL-0141-2017 -- 2074 Fixlini Street)RESOLUTION NO. ARC -1004-17 A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, DENYING AN APPEAL OF THE DIRECTOR'S DECISION TO APPROVE A NEW SINGLE-FAMILY RESIDENCE WITH A THREE -CAR GARAGE, THAT INCLUDES TANDEM PARKING, ON A SENSITIVE SITE (LOT 6), IN ACCORDANCE WITH ADOPTED MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT, RESOLUTION NO. 9622 (2004 SERIES), AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MARCH 6, 2017, 2074 FIXLINI STREET (APPL-0141-2017) WHEREAS, on January 24, 2017, the Community Development Director approved the project at 2074 Fixlini Street (ARCH -3163-2016), Bill and Lisa Matthes, applicant; and WHEREAS, on February 3, 2017, Vellum Inc. filed an appeal of the Community Development Director's action (APPL-0141-2017); and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on March 6, 2017, pursuant to a proceeding instituted under the appeal of the Community Director's approval of ARCH -3163-2016, Bill and Lisa Matthes, 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 staff, presented at said hearing. WHEREAS, notices of said public hearing 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. Findhigs. The Architectural Review Commission hereby denies the appeal and grants final approval to the project (ARCH -3163-2016), based on the following findings: 1. The proposed project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because, the project conforms to all Zoning Regulation requirements. 2. The proposed project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity, because the project conforms to all Zoning Regulation requirements. 3. The project is consistent with the General Plan because it promotes policies related to Resolution No. ARC -1004-17 APPL-0141-2017 (2074 Fixlini Street (Lot 6)) Page 2 compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11) and housing production (HE 6). 4. The project is consistent with the Community Design Guidelines, because it will be an aesthetic improvement to the site and surrounding neighborhood because of design elements, including roofing style, siding material and finish, and other various materials and architectural features incorporated into the building that are compatible with architectural characteristics of existing houses in the neighborhood. 5. The project is consistent with Infill Development regulations because outdoor living areas are strongly encouraged in infill developments and the project proposes balconies and porches that provide a transition from public spaces to indoor private spaces. 6. Parking spaces may be arranged in tandem for residential uses when parking spaces are identified for the exclusive use of occupants of a designated dwelling. Granting of tandem parking will not alter the overall character of the neighborhood or the streets appearance because the tandem parking is entirely within the garage that is not visible from the public right-of-way. 7. The project site is designated as a "sensitive site" by Resolution No. 9622 (2004 Series); in order to ensure development of the property will respect existing site constraints (slope, creek, springs, trees), and compatible in scale and character of the surrounding neighborhood. The project is consistent with the General Plan and the property's sensitive site status because the building design is compatible with the surrounding neighborhood and the location of the building pad is outside of the creek setback. SECTION 2. Environmental Review. On November 16, 2004, the City Council adopted a Mitigated Negative Declaration for the development of Tract 2570 (TR/ER 95-03). The City Council determined that the project's Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project. SECTION 3. Action. The Architectural Review Commission (ARC) hereby denies the appeal and grants final approval to the project with incorporation of the following conditions: Planning Division 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. Reference shall 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. Resolution No. ARC -1004-17 APPL-0141-2017 (2074 Fixlini Street (Lot 6)) Page 3 2. All conditions established by TR/ER 95-03 shall be incorporated herein as conditions of approval. 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, including retaining walls. The shared driveway shall be designed with permeable pavers in accordance to Land Use Element Policy 6.6.6, to the satisfaction of the Community Development and Public Works Directors. 4. Plans submitted for a building permit shall not include a "wet bar" or any other installation that meets the definition of a kitchen within the proposed "game room" located adjacent to the garage. Installation resembling an accessory kitchen shall not be permitted unless in conjunction with Accessory Dwelling Unit approval. 5. Building plans shall comply with property development standards, including building heights, setbacks (including creek setback), required yards, and parking requirements. 6. Building plans shall require a final grading plan, erosion control and drainage plan and appropriate calculations for the entire site. The grading plan shall include existing and proposed contours to clearly depict the proposed grading and drainage for the site. The grading plan shall comply with the requirements for grading in accordance with the grading ordinance (Municipal Code J101.6). 7. 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. 8. Plans submitted for a building permit review shall include lighting fixture details. The locations of all lighting fixtures shall be clearly called out on building elevations included as part of working drawings. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut -sheets shall be separately submitted for the project file of the proposed lighting fixtures. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with Section 17.23.050 of the Zoning Regulations. 9. Plans submitted for construction permits will include elevation and detail drawings of all walls and fences. Fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§ 17.16.050 —Fences, Walls, and Hedges). 10. Where fences are located on retaining walls within other yards, fences shall not exceed six feet as measured from the uphill side; the combined fence and retaining wall height shall not exceed nine feet from the lower side. Any deviation from the fence height regulations shall require a Fence Height Exception. Resolution No. ARC -1004-17 APPL-0141-2017 (2074 Fixlini Street (Lot 6)) Page 4 11. A final landscaping plan, including irrigation details and plans, shall be submitted to the 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. Engineering Division Public Works/Community Development Department 12. The building plan submittal shall include the dimensions and bearings for all property lines for reference. The building plan submittal shall show and label all existing public or private easements for reference. 13. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. 14. 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. All work in the public right-of-way shall be shown or noted. 15. The building plan submittal shall show permanent erosion control measures within the existing access easement to the satisfaction of the Public Works Department. Alternate paving materials and/or a permanent passive erosion control method is recommended for water quality control purposes. 16. The building plan submittal shall include a complete grading and drainage 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 historic offsite drainage tributary to this property that may need to be accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. 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. IT The proposed development on this site has the potential to intercept subsurface or spring water. Spring water shall be retained on-site or piped to an approved outlet per City Engineering Standard 1010.13. The building plan submittal shall show the wall/French drains along with any intercepted spring water to be directed to the existing storm drain system available on-site. 18. The building plan submittal shall show the location, extent and nature of all proposed site retaining walls or wall and fence combinations. Wall and/or fences shall be approved by the Planning Division for compliance with the fence height requirements of the zoning regulations. Resolution No. ARC -1004-17 APPL-0141-2017 (2074 Fixlini Street (Lot 6)) Page 5 19. The building plan submittal shall include a Post Construction Stormwater Control Plan Template as available on the City's Website. The template will be used to document the expected exemption or minor project compliance summary for the requirements of the Regional Water Quality Control Board. 20. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. 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 which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. Tree removals may require approval by the City Arborist and/or Tree Committee. 21. The building plan submittal shall show the planting of one 48" Coast Live Oak street tree with a minimum 5" trunk diameter as a compensatory planting for the recently removed Oak tree. The building plan submittal shall show the entry steps and hardscape to honor the compensatory tree planting in the general location of the removed tree. Tree plantings shall be in accordance with City Engineering Standards. 22. Tree protection measures shall be implemented to the satisfaction of the City Arborist for the existing Coast Live Oak street tree to remain. 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 tree relocations, 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. Contact the City Arborist at 781-7023 to review and to establish any required preservation measures to be included with the building permit submittal. Indemnification 23. 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 the City shall fully cooperate in the defense against an Indemnified Claim. Code Requirements Utilities Department 1. During the declared drought emergency, the project's estimated total water use (ETWU) to Resolution No. ARC -1004-17 APPL-0141-2017 (2074 Fixlini Street (Lot 6)) Page 6 support new landscaping shall not exceed 50 percent of maximum applied water allowance (MAWA). Information shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit to support required water demand of the project's proposed landscaping. 2. Potable city water shall not be used for major construction activities, such as grading and dust control, as required under Prohibited Water Uses; Chapter 17.07.070.0 of the City's Municipal Code. Recycled water is available through the City's Construction Water Permit program. Information on the program is available at: littl)://www.slocity.oriz/home/showdocui-nent?id=5909 The proposed utility infrastructure shall comply with the latest engineering design standards in effect during the time a building permit is obtained, and shall have reasonable alignments and clearances needed for maintenance. On motion by Chair Wynn, seconded by Commissioner Nemcik, and on the following roll call vote: AYES: Commissioners Nemcik, Rolph, Root, Soll, Ehdaie, and Wynn NOES: None. REFRAIN: None. ABSENT: None. The foregoing resolution was passed and adopted this 6th day of March, 2017. Doug Pavidson, Secretary Architectural keview Commission