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HomeMy WebLinkAboutARC-1022-2017 (ARCH-1015-2017 -- 3000 Calle Malva)RESOLUTION NO. ARC -1022-17 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING FOUR NEW MODEL SINGLE- FAMILY HOME DESIGNS AND SITE LAYOUTS FOR HILLSIDE LOTS 19-42, 44-57 WITH AN APPROVED SUBDIVISION WITH A REQUEST FOR AN ALTERNATIVE TO DEVELOPMENT STANDARDS, WITH AN APPROVED ADDENDUM TO THE MARGARITA AREA SPECIFIC PLAN EIR AND SUBSEQUENT TIERED MITIGATED NEGATIVE DECLARATION, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED NOVEMBER 20, 2017, 3000 CALLE MALVA (ARCH -1015-2017) 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 November 20, 2017, pursuant to a proceeding instituted under ARCH -1015- 2017, Margarita Ranch SLO, LLC, 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. Find.ins. The Architectural Review Commission hereby grants final approval to the project (ARCH -1015-2017), based on the following findings: 1. 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 will be compatible with site constraints and the scale of the neighboring neighborhoods. 2. 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. 3. Although some of the proposed unit designs include garages that are located in front of the front entrances, the architectural style of the structures are consistent with the Mission Revival or Spanish style described in the Margarita Area Specific Plan because the project includes features such as low sloped roofs, tile roofing material, arched windows and door entries, windows with divided lights with greater height than width, and exterior windows that are recessed from the outer wall plane. 4. The design and configuration of the Tentative Tract Map impedes the flexibility of the Resolution No. ARC -1022-17 ARCH -1015-2017 (3000 Calle Malva) Page 2 housing design and the ability to recess the garages behind front entrances. 5. The lot width and overall design of the previously -approved subdivision severely limits the opportunities for house designs that include front porches that extend in front of garages, therefore an adjustment to the requirements of the specific plan is warranted. 6. The project has an approved Addendum to the Margarita Area Specific Plan (MASP) EIR and subsequent tiered Mitigated Negative Declaration. SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning 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. 2. Project shall comply with all conditions outlined in City Council Resolution No. 10514 (2014 Series). 3. The applicant shall note the use of smooth finish stucco on the building plans to the satisfaction of the Community Development Director. 4. The applicant shall indicate on the building plans the use of metal posts as part of the fence design to the satisfaction of the Community Development Director. 5. 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. 6. 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. 7. 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- Resolution No. ARC -1022-17 ARCH -1015-2017 (3000 Calle Malva) Page 3 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 the requirements of the City's Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 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. 9. 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. 10. The project shall comply with the revised/amended conditions no. 8 and no. 9 from Resolution No. ARC -1008-15 as follows: a. House designs on lots 19, 58 and 59 may be designed as two-story units and require architectural review. b. House designs for the Hillside Lots (19-42, 44-57) shall be reviewed by the ARC and custom designs for lots 43 and 58-61 & 63 shall be reviewed by the Community Development Director. Public Works 11. The driveway slope shall comply with the parking and driveway standards for upsloping driveways. The building plan submittal shall include additional detail showing the vertical curve and critical spot elevations and/or contours to show compliance. 12. The building plan submittal shall include a complete site utility plan. The building plan submittal shall be consistent with the approved public improvement plans. All existing and proposed utilities along with utility company meters shall be shown. All work in the public right-of-way shall be shown or noted. 13. 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 historic offsite drainage tributary to this property that may need to be conveyed along with Resolution No. ARC -1022-17 ARCH -1015-2017 (3000 Calle Malva) Page 4 the improved on-site drainage. This development will alter and/or increase the stormwater 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. 14. The proposed development on this site has the potential to intercept subsurface or spring water. The constant flow of spring water to the street may create a nuisance. All wall drains and French drains for the site retaining walls and foundation retaining walls shall outlet to a natural drainage course, open space, or storm drain system where feasible in accordance with City Engineering Standard 1010.13. Where infeasible, an engineered dry well or another suitable outlet may be required. Surface runoff from storm events may be directed to the public street. 15. This development shall comply with the Waterways Management Plan and Stormwater Regulations. The building plan submittal shall include a complete hydrologic and hydraulic analysis report in accordance with the Waterway Management Plan Volume III, Drainage Design Manual. This project received preliminary entitlements prior to the effective date of the Post Construction Stormwater Regulations. Regardless, the drainage strategy shall be in compliance with any permitting requirements or conditions from the Regional Water Quality Control Board and/or the City's Interim Low Impact Development Standards, whichever is more restrictive. 16. The building plan submittal shall show all required street trees. Street trees are generally required at a rate of one 15 -gallon street tree for each 35 linear feet of street frontage. Street trees shall be planted in the parkway unless bioretention facilities would preclude parkway tree plantings. Tree species and planting requirements shall be per city engineering standards. The required plan could be for the entire Phase 3 or provided on a lot by lot basis. On motion by Commissioner Smith, seconded by Commissioner Root, and on the following roll call vote: AYES: Commissioners Nemcik, Rolph, Root, Beller, Smith, Vice -Chair Soll, and Chair Wynn. NOES: None REFRAIN: None ABSENT: None The foregoing resolution was passed and adopted this 201" day of November 2017. Doug DavidsoG, Secretary Architectural Review Commission