HomeMy WebLinkAboutARC-1006-17 (ARCH-0071-2017 -- 1299 Orcutt Road)RESOLUTION NO. ARC -1006-17
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION
OF THE CITY OF SAN LUIS OBISPO APPROVING THE RESIDENTIAL
DEVELOPMENT WITHIN TRACT #3083 (WEST CREEK) THAT
CONSISTS OF 172 RESIDENTIAL DWELLING UNITS WITHIN THE
ORCUTT AREA SPECIFIC PLAN, IN ACCORDANCE WITH THE
MITIGATED NEGATIVE DECLARATION (SBDV-1769-2015) ADOPTED
BY CITY COUNCIL RESOLUTION NO. 10714 (2016 SERIES), AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
APRIL 3, 20179 1299 ORCUTT ROAD (ARCH -0071-2017)
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 December 1, 2014, pursuant to a proceeding instituted a conceptual review under
ARCH -0224-2014, RobbinslReed, applicant; and continued the project to a date uncertain and
provided directional items to the applicant and staff, and
WHEREAS, the Parks and Recreation Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis
Obispo, California, on March 4, 2015, pursuant to a proceeding instituted a conceptual review
under SBDV-1769-2015, RobbinslReed, 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 October 19, 2015, pursuant to a proceeding instituted a conceptual review
under ARCH -0224-2014, RobbinslReed, applicant; and continued the project to a date uncertain
and provided directional items to the applicant and staff, and
WHEREAS, the Parks and Recreation Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis
Obispo, California, on November 4, 2015, pursuant to a proceeding instituted under SBDV-1769-
2015, RobbinslReed, applicant; and recommended approval of the project; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on
April 13, 2016, pursuant to a proceeding instituted under SBDV-1769-2015, RobbinslReed,
applicant; and recommended approval of the project; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on May 17,
2016, pursuant to a proceeding instituted under SBDV-1769-2015, RobbinslReed, applicant; and
approved the Vesting Tentative Tract Map #3083 and adopted the City Council Resolution No.
10715 (2016 Series); and
Resolution No. ARC -1006-17
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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 April 3, 2017, pursuant to a proceeding instituted under ARCH -0071-2017,
RobbinslReed, 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. F i iicli iigs. The Architectural Review Commission hereby grants final
approval to the project (ARCH -0071-2017), based on the following findings:
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. 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).
The project is consistent with Housing Element Policies 6.1 and 7.4 because the project
supports the development of more housing in accordance with the assigned Regional Housing
Needs Allocation and establishes a new neighborhood, with pedestrian and bicycle linkages
that provide direct, convenient and safe access to adjacent neighborhoods.
4. As conditioned, the project design differs from the Community Design standards of the Orcutt
Area Specific Plan. However, the architectural style 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 project design incorporates
articulation, massing, and a mix of color/finish materials that are compatible with the
neighborhood and complementary to other development within the immediate vicinity.
5. As conditioned, the proposed fence and wall combined height of 13.5 -feet along Orcutt Road
and within limited areas of the creek pathway are acceptable at the subject location because
the retaining walls are necessary for adequate grading on the site which also includes a 42 -
inch guardrail that is required for safety. No public purpose is served by strict compliance
with the City's fence height standards because the retaining walls will not create a visible or
tangible obstruction between properties or the public right-of-way because the retaining walls
are predominantly visible from within the project site, adjacent to the parking lot.
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SECTION 2. Environmental Review. On March 2, 2010, the City Council certified the
Final Program EIR for the Orcutt Area Specific Plan through Council Resolution 10154 (2010
Series). On May 17, 2016, the City Council adopted the Mitigated Negative Declaration (SBDV-
1769-2015) which addressed the development of Tract #3083. The City Council Resolution No.
10714 (2016 Series) incorporates all mitigation measures approved by Council. The project is
consistent with the adopted Mitigated Negative Declaration, all mitigation measures adopted as
part of the OASP FEIR and MND that are applicable to the proposed project are carried forward
and applied to the proposed project to effectively mitigate the impacts that were previously
identified.
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 project shall comply with all mitigation measures and conditions, applicable to the
project site, established under City Council Resolution No. 10714 (2016 Series) and City
Council Resolution No. 10715 (2016 Series).
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.
4. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application. The applicant shall
note the use of smooth -finish stucco on the building plans to the satisfaction of the
Community Development Director.
5. 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 include a recess surround trim along the garage openings of the
single-family residences. Plans shall demonstrate the use of high-quality materials for the
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windows that reflect the architectural style of the project and are compatible with the
neighborhood character, to the satisfaction of the Community Development Director.
6. The trash enclosure shall be screened as viewed from the public right-of-way, 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. The applicant
shall incorporate a trellis over the trash enclosure in order to screen from overlook; design of
the trellis is subject to the Community Design Guidelines and to the satisfaction of the
Community Development Director.
7. Prior to the issuance of a building permit, the Transportation Demand Management Plan
(TDMP) shall clearly identify the Home Owner's Association responsibility for monitoring
and reporting the progress of the TDMP to the satisfaction of the Community Development
Director and the Transportation Division. The TDMP shall be clear on the performance
measures, how they will be monitored/measured, and what actions will be taken if the number
of parking spaces is insufficient upon full occupancy and operation of the project. The HOA
will be responsible for coordinating annual surveys, reporting to the city, and providing
current and up to date program information to residents.
8. 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 ensure that light
is directed downward, consistent with requirements of the City's Night Sky Preservation
standards, contained in Chapter 17.23 of the Zoning Regulations.
9. 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 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.
10. 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), except those
identified in the Retaining Wall Exhibit attached to the staff report dated April 3, 2017. 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.
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
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corresponding symbols for each plant material showing their specific locations on plans. All
trees shall be minimum 24 -gallon, to the satisfaction of the Community Development Director
and the City Arborist.
12. 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 backflow-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.
13. 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.
Engineering Division — Community Development/Public Works
14. The proposed guard rail on top of the retaining wall along Orcutt Road and located within the
Public Right -of -Way will require a temporary encroachment agreement to be recorded prior
to building permit issuance.
15. The proposed stacked -rock retaining walls will require complete details and structural
calculations. The plan submittal shall include details showing materials and methods of
construction, including cross-sections. All stacked -rock retaining walls will require special
inspection and/or structural observation to the satisfaction of the City.
16. The subdivision improvement plans and/or building plans shall show all bike racks, street
signs, street lights, and bike path lighting per city engineering standards, OASP requirements,
and Community Design Guidelines.
17. The subdivision improvement plans and/or building plans shall show the location of the
proposed mail receptacles or mail box units (MBU's) to the satisfaction of the Post Master
and the City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units
within this development as required by the Post Master. MBU's shall not be located along
"A" Street, Orcutt Road, or within the public right-of-way or public sidewalk area unless
specifically approved by the City Engineer. Contact the Post Master at 543-2605 to establish
any recommendations regarding the number, size, location, and placement for any MBU's to
serve the R-4 and R-2 neighborhoods.
Fire Department
18. Exterior building construction methods and materials shall comply with R327 of the
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California residential Code for single-family dwellings or Chapter 7A of the California
Building Code for multi -family housing for development in wildfire prone areas (entire city).
19. Plans submitted for a building permit shall provide a fire sprinkler riser room with exterior
door access on each multi -family building.
Natural Resources
20. Plans submitted for a building permit shall include "Rockery" retaining walls implemented
along the creek walk area, per submitted renderings.
21. A creek restoration plan that reflects regulatory permitting agency requirements and project
mitigation measures shall be submitted under separate cover for review and approval by the
Natural Resources Manager.
Indemnification
22. 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.
On motion by Chair Wynn, seconded by Commissioner Soll, and on the following roll call
vote:
AYES:
Commissioners Root, Soll, Starzyk, Beller, and Chair Wynn
NOES:
None
REFRAIN:
None
ABSENT:
Commissioners Nemcik and Rolph
The foregoing resolution was passed and adopted this 3rd day of April, 2017.
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Douglas Davidson, Secretary
Architectural Review Commission