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HomeMy WebLinkAboutARC-1005-17 (ARCH-2451-2015 -- 135 Ferrini Road)RESOLUTION NO. ARC -1005-17 A RESOLUTION OF ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO APPROVING A THREE-STORY MULTI -FAMILY RESIDENTIAL PROJECT THAT INCLUDES FIVE RESIDENTIAL UNITS, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MARCH 20, 2017 135 FERRINI ROAD (ARCH -2451-2015) 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 June 6, 2016, pursuant to a proceeding instituted under ARCH -2451-2015, Zac Missler, applicant; and continued the project to a date uncertain and provided directional items to the applicant and staff; 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 20, 2017, pursuant to a proceeding instituted under ARCH -2451- 2015, Zac Missler, 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. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH -2451-2015), based on the following findings: 1. As conditioned, the 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 respects site constraints and will be compatible with the scale and character of the neighborhood. 2. As conditioned, the project is consistent with the Community Design Guidelines for multi- family housing design and Infill Development because the architectural style is complementary to the surrounding neighborhood including site design, roofing style, front porches, balconies, siding materials, finish, and scale. The proposed project is designed consistent with the prevailing setback pattern of the neighborhood, with parking provided interior to the site. Resolution No. ARC -1005-17 ARCH -2451-2015 (135 Ferrini Road) Page 2 3. As conditioned, the project respects the privacy of adjacent residences through appropriate building orientation and windows that minimize overlook and do not impair the privacy of the indoor or outdoor living space of neighboring structures. 4. The project is consistent with the land use designation of High Density Residential because the project provides dwellings in an attached three-story building, with very compact private outdoor space. High Density development is appropriate near Cal Poly, and near transit corridors (LUE Table 1). 5. As conditioned, the project is consistent with the General Plan because it promotes policies related to compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11), and housing production (HE 6.10). SECTION 2. Environmental Review. The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. 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 in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. 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. 2. The Architectural Review Commission's approval of this project shall expire after three years if construction has not started. On request, the Community Development Director may grant a single, one-year extension. 3. Plans submitted for a demolition permit shall demonstrate compliance with noticing requirement for the demolition of non -historic structures older than 50 years. Evidence shall be provided that, for a period of not less than 90 days from the date of application, the building was advertised in a local newspaper on at least three separate occasions not less than 15 days apart, as available to any interested person to be moved. Resolution No. ARC -1005-17 ARCH -2451-2015 (135 Ferrini Road) Page 3 4. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. The applicant shall work with staff to revise and refine the colors and materials to provide lighter colors and consider utilizing wood siding on the upper levels. The applicant shall note the use of smooth finish stucco on the building plans to the satisfaction of the Community Development Director. 5. The entry driveway and pedestrian walkway shall be delineated with alterative materials such as textured colored asphalt, bricks, pavers, colored concrete, or turf block, subject to the approval of the Community Development Director. 6. 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. Plans shall demonstrate the use of high quality materials for the windows that reflect the architectural style of the project and are compatible with the neighborhood character, to the satisfaction of the Community Development Director. 7. The trash enclosure shall be screened as viewed from the public right away, and shall be consistent with the Community Design Guidelines and compatible with the design of the overall project, to the satisfaction of the Community Development Director. 8. The project shall identify locations of all required long-term and short-term bicycle parking that may be parked vertically or horizontally with at least the rear tire resting at floor level. The building plan submittal shall include details and detail references for the proposed bicycle parking facilities and/or racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. 9. The carports shall be maintained to allow vehicle parking and access at all times and shall be maintained free of excessive storage or other uses that would preclude the amount of vehicle parking for which they were originally designed. The lease agreement for each unit shall include a provision requiring the carport be maintained for vehicle parking. 10. 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. 11. All ducts, meters, air conditioning equipment, and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure. Public view includes the existing views from all public streets and sidewalks. Gas and electric meters, electric transformers, and large Resolution No. ARC -1005-17 ARCH -2451-2015 (135 Ferrini Road) Page 4 water piping systems (backflow prevention devices) shall be completely screened from public view with approved architectural features and/or landscape plantings and/or placed on the interior of the structure. 12. Plans submitted for construction permits shall 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). Walls and fences should remain as low as possible, long expanses of fence or wall surfaces shall be offset and architecturally designed to prevent monotony. 13. 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. 14. 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. Engineering Division — Community Development/Public Works 15. 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 16. The building plan submittal shall show the 24' dimension from property line to construction centerline of Ferrini Road per Record of Survey 111-12 for reference. 17. 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. 18. The building plan submittal shall show the existing sewer lateral to be abandoned per City Engineering Standards. Resolution No. ARC -1005-17 ARCH -2451-2015 (135 Ferrini Road) Page 5 19. The building plan submittal shall show the location of the fire service lateral, double-check assembly, and fire department connection (FDC) on the site utility plan. Show the location of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the Planning Divisions architectural guidelines. Provide access to the fire riser and appurtenances in accordance with the UFC and as approved by the Fire Marshal. Clarify to the satisfaction of the Fire Marshal whether an FDC should be provided at the double-check assembly or on the building. 20. 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. 21. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated 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. 22. 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. 23. 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. The City Arborist supports the proposed tree removals with the compensatory tree plantings shown on the landscape plan. 24. The building plan submittal shall show the required street tree plantings. One 15 -gallon street tree is generally required for every 35 linear feet of frontage. The public works department shall approve tree species and planting requirements in accordance with City Engineering Standards. 25. 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 Resolution No. ARC -1005-17 ARCH -2451-2015 (135 Ferrini Road) Page 6 city -approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Transportation Division —Public Works 26. Applicant shall obtain a no -fee red curb permit and maintain a short no parking buffer on either side of driveway. 27. Abandoned driveway shall be restored to City Standard Sidewalk Curb and Gutter. Fire Department 28. Ignition resistant exterior construction conforming to California Building Code Chapter 7A, excluding glazing, is required. 29. Show location of fire department connection. Utilities Department 30. As the project is proposed in a capacity constrained wastewater flow basin, the project is required to implement off-site sewer rehabilitation that results in quantifiable inflow and infiltration reduction in the City's wastewater collection system (Basin A) to offset the project's base wastewater flow increase (estimated at 1320 gallons per day for 4 equivalent dwelling units; 77 feet of lateral). The final selection of the inflow and infiltration reduction project will be approved by the Utilities Director. 31. The existing sewer lateral serving the property must be abandoned at the City main consistent with City standards. The removal of the existing sewer lateral, and construction of the project's new sewer lateral will be counted against the capacity constrained sewer offset program. 32. The sewer main along Ferrini Road shall be upsized from a 6" PVC to an 8" HDPE between the two sewer manholes fronting the property, to the satisfaction of the Utilities Director. All sewer laterals shall connect to sewer main per the latest engineering design standards. Indemnification 33. 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. Resolution No. ARC -1005-17 ARCH -2451-2015 (135 Ferrini Road) Page 7 Code Requirements Building Division — Community Development Department 34. Plans submitted for building permit after January 1, 2017 shall comply with the 2016 California Code Series. Utilities Department 35. 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: httl2://www.slocily.org/honie/showdocument?id=5909 36. The project's Landscape Plan shall be consistent with provisions of the City's declared drought emergency estimated total water use (ETWU) cannot exceed 50 percent of maximum applied water allowance (or MAWA) (Resolution 10628 (2015)). 37. 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. 38. Privately owned sub -meters may be provided for residential apartments upon approval of the Utilities Director or her/his designee. On motion by Commissioner Root, seconded by Commissioner Soll, and on the following roll call vote: AYES: Commissioners Nemcik, Root, Soll, Vice -Chair Ehdaie, and Chair Wynn NOES: None REFRAIN: None ABSENT: Commissioner Rolph The foregoing resolution was passed and adopted this 20th day of March, 2017. Doug Davidson, Secretary Architectural Review Commission