Loading...
HomeMy WebLinkAboutARC-1023-17 (ARCH-1134-2017 -- 3765, 3777 and 3987 Orcutt Road)RESOLUTION NO. ARC -1023-17 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE RESIDENTIAL BUILDING PROGRAM FOR 199 R-1 AND R-2 ZONED LOTS WITHIN THE ORCUTT AREA SPECIFIC PLAN RIGHETTI, JONES, AND IMEL SUBDIVISIONS, INCLUDING SPECIFIED REAR YARD EXCEPTIONS, AND A DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT FOR THE ORCUTT AREA SPECIFIC PLAN AND ADOPTED MITIGATED NEGATIVE DECLARATIONS FOR THE RIGHETTI, JONES, AND IMEL VESTING TENTATIVE TRACT MAPS, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED DECEMBER 4, 20179 37659 3777, AND 3987 ORCUTT ROAD (ARCH -1134-2017) 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 December 4, 2017, pursuant to a proceeding instituted under ARCH -1134- 2017, Williams Homes, 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; and 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 -1134-2017), based on the following findings: 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 and character of the site and the surrounding neighborhood. 2. The architectural styles of the residential structures and associated front yard landscape plans are consistent with the Craftsman, California Bungalow, and California Mission styles and Design Guidelines described in the Orcutt Area Specific Plan because the project includes features such as covered entries and porches, the plan types show multiple elements in the fagade and a variety of hips and gables, and a complementary variety of colors and materials are shown within each plan type and architectural style. 3. The rear yard exceptions will not be detrimental to the health, safety or welfare of persons working or living at the site or within the vicinity, and there will be a separation of at least 10 feet between buildings on adjacent lots and based on the existing lot configurations, an acceptable level of solar access will be provided. Resolution No. ARC -1023-2017 ARCH -1134-2017 (3765, 3777, and 3987 Orcutt Road) Page 2 4. The project is consistent with the Certified Final Environmental Impact Report for the Orcutt Area Specific Plan, adopted Mitigated Negative Declaration for Righetti Vesting Tentative Tract Map #3063 and Jones Vesting Tentative Tract Map #3066, and the adopted Mitigated Negative Declaration for the Imel Vesting Tentative Tract Map #3095, because the residential building program follows the guidelines provided in the Orcutt Area Specific Plan and would not result in any new impacts beyond what was identified in the previous environmental documents. SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Conditions: Please note the project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to your project. Planning 1. 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. The project shall comply with conditions established under City Council Resolutions 10618 (2015 Series), 10619 (2015 Series), 10620 (2015 Series), and 10773 (2017 Series). 3. Prior to issuance of building permits for Imel Ranch Lots 14, 15, 16, 17, and 18, building plans shall show and comply with the following: Buildings shall not include a second story unless the two-story portion of the building is set back from the residential property line by at least 50 feet to maintain views of Righetti Hill and other important visual resources. 4. The applicant shall note the use of smooth or sand finish appearance stucco on the building plans 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 residential building program 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. Resolution No. ARC -1023-2017 ARCH -1134-2017 (3765, 3777, and 3987 Orcutt Road) Page 3 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 - 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. 8. 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 applicant shall work with Community Development staff regarding the number of standard versus deeper driveways within the residential developments, and to ensure the project complies with Orcutt Area Specific Plan Design Guideline 2.2, which states the following: "DG 2.2 Garage Location: A major factor affecting the character of the streetscape is the location of the garage. To minimize the potential negative visual impact of garages and parking aprons, the following actions are identified subject to individual project review by City: • Alternatives to the standard 18' driveway curb cut are encouraged. The desired goal is to limit standard 18' driveways to 60% or less in any project greater than eight units in the R-1 or R-2 zones. • Other alternatives include single lane driveways to a garage at the rear of the residential unit, shared driveways for two units, recessed garages which allow a necked down/landscaped apron and alley access. These options are shown in [OASP] Figure 4.1-b: Typical garage locations and proportions. • Where standard driveways are included, there should be no more than two in an adjacent or consecutive lot configuration". 11. The applicant shall work with Community Development staff regarding the provision of alternative paving in parking courts and accent paving on a certain percentage of lots to provide interest and variation within the residential developments, and to ensure the project complies with Orcutt Area Specific Plan Design Guideline 2.4, which states the following: Resolution No. ARC -1023-2017 ARCH -1134-2017 (3765, 3777, and 3987 Orcutt Road) Page 4 "DG 2.4 Parking Courts: This design approach has the advantages of increasing density and reducing the impact of curb cuts. However, there is the potential disadvantage of minimizing the visibility of residential entries and maximizing views of garage doors as seen from the street. To reduce these potential impacts the following actions are identified (see [OASP] Figure 4.3): ■ Garages should be recessed behind the homes' main fagade similar to the guidelines for standard lot homes increasing the visibility of the entry and reducing the impact of garage doors and apron parking. ■ Parking courts should have accent paving which emphasizes the pedestrian route to the entry as well as breaking up the visual expanse of concrete or asphalt paved area. ■ Landscape areas, including trees, are encouraged to break up paving expanse and views of garages". 12. The applicant shall work with Community Development staff to ensure overall compliance with, and to ensure corner lots comply with the intent of, Design Guideline 3.6, which states the following: "DG 3.6 Mix of Residential Heights: In predominantly 2 -story projects which exceed 20 units, 20% of the homes should be single story scattered throughout the project. In order to reduce the building mass facing the street, the second story portion should generally be located in the rear of the unit (defined as being set back 20 from the front main fagade of the unit), or to one side or in two story bays. ([OASP] Figure 4.5-b)." 13. The applicant shall work with Community Development staff to ensure overall compliance with, and to ensure corner lots show the use of two materials in compliance with, Design Guideline 3.9, which states the following: "DG 3.9 Surface Materials: In developments of more than four homes a minimum of two material pallets are encouraged each with a different primary material. (A primary material is the material used on a minimum of 67% of the building fagade; e.g. stucco, wood.) An alternative is to have some of the homes utilize two materials wherein the second material must cover at least 40% of the visible fagade". Transportation 14. The residential development included in the plan spans multiple phases of the development which have required infrastructure triggers before approval. Building plan submittals shall identify which homes are part of which phases of the Orcutt Area Specific Plan, Righetti subdivision, Jones subdivision, and Imel subdivision build -out. 15. Building plan submittals shall include fencing plans for all corner lots to ensure adequate corner sight distance is maintained. Fire 16. Exterior construction methods and materials shall comply with Residential Code R327 for ignition resistant construction which shall include protected eaves, ember resistant attic and subfloor venting. Resolution No. ARC -1023-2017 ARCH -1134-2017 (3765, 3777, and 3987 Orcutt Road) Page 5 17. At least one fire sprinkler in the attic is required for all NFPA 13D systems to protect against ember intrusion. On motion by Commissioner Beller, seconded by Commissioner Rolph, and on the following roll call vote: AYES: Commissioners Nemcik, Rolph, Root, Beller, Smith, and Vice -Chair Soll, NOES: None ABSENT: Chair Wynn RECUSED: None The foregoing resolution was passed and adopted this 4th day of December 2017. Doug Davidso , Secretary Architectural Review Commission