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HomeMy WebLinkAboutARC-1012-2018 (ARCH-1209-2017 -- 3063 Rockview Place)RESOLUTION NO. ARC -1012-2018 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION GRANTING FINAL ARCHITECTURAL REVIEW APPROVAL OF EIGHT (8) TWO-STORY RESIDENTIAL UNITS WITH A FENCE HEIGHT AND A FRONT YARD SETBACK EXCEPTIONS AS PART OF A COMMON -INTEREST SUBDIVISION AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JUNE 18, 2018; 3063 ROCKVIEW PLACE (R -2-S & C/OS ZONE; ARCH 1209-2017) 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 June 18, 2018, pursuant to a proceeding instituted under ARCH -1209-2017, Teixiera Capital Partners III 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. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH -1209-2017), based on the following findings: 1. The project will not be detrimental to the health, safety, or welfare of those working or residing in the vicinity since the proposed project is consistent with the intention of the site's Medium Density Residential zoning designation and will be subject to conformance with all applicable building, fire, and safety codes. 2. The project design maintains consistency with the Community Design Guidelines by providing architectural design that complements the character, height and scale of the surrounding neighborhood. 3. The project is consistent with the Community Design Guidelines because it provides a cohesive cluster of residences with articulation and a mix of finish materials that create interest and compatibility with the architecture in the neighborhood. 4. The project is consistent with the Hillside Development guidelines because the project minimizes the visibility of the project and preserves the natural character of the hillside. Resolution No. ARC -1012-2018 3063 Rockview Place, ARCH -1209-2017 Page 2 5. As proposed, no public purpose is served by strict compliance with the City's fence height standards because the fence poses no sight distance problems. 6. The subject fence stands at a maximum height of 6.5 feet. According to the City's Zoning Regulations, this is 2.14 feet taller than would be allowed by right along the other yard property line. 7. No useful purpose would be realized by requiring full setbacks because no significant fire protection, emergency access, privacy or security impacts are anticipated. 8. The proposed eleven -foot front yard setback exception from the front property is warranted to allow a trellis feature that adds architectural interest and enjoyment of the property. SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Community Development Department - 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. 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 of project approvals listed as sheet number 2. 3. 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. 4. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. The plans shall include more variety in the color palette. Plans shall clearly note that all stucco surfaces are not a sprayed -on product and have a smooth hand -troweled or sand finish appearance to the satisfaction of the Community Development Director. 5. The locations of all exterior lighting, including bollard style landscaping or path/parking 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 Resolution No. ARC -1012-2018 3063 Rockview Place, ARCH -1209-2017 Page 3 working drawings. All wall -mounted lighting shall complement building architecture, subject to the approval of the Community Development Director. 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. 6. Plans submitted for a building permit shall clearly depict the type of bicycle racks proposed, location and dimensions of all short and long-term bicycle parking. Sufficient detail shall be provided about the placement and design of bike racks to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. 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. 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 approval of the Community Development Director. 8. Mechanical and electrical equipment shall be located internally. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line -of -sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 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 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. 10. 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. Street trees species shall comply with City standards. Resolution No. ARC -1012-2018 3063 Rockview Place, ARCH -1209-2017 Page 4 11. Plans submitted for a building permit shall show the proposed fencing for the project with a more open guardrail design. 12. The project will be required to provide a plan for the disposal, storage, and collection of solid waste material for the project. The development of the plan shall be coordinated with San Luis Garbage Company. The plan must be submitted for approval by the City's Utilities Services Manager and the Community Development Director. Community Development Department - Engineering 13. Complete frontage improvements and utility services shall be provided as a condition of development. The building plan submittal shall show and note compliance with the City Engineering Standards in effect at the time of submittal. The most current Standards were updated and adopted in May of 2018. 14. The building plan submittal shall show and note compliance with any pertinent subdivision conditions of approval. 15. An offer of dedication for the sidewalk widening to 6' along with a public pedestrian access easement for the ADA sidewalk extension behind the driveway approach will be required prior to building permit issuance or in conjunction with the map recordation. 16. A separate 10' PUE and Street Tree easement will be required in conjunction with the development project and/or map recordation. 17. All new wire utilities to serve the proposed units shall be underground from the existing overhead service. Unless otherwise approved to the satisfaction of the of the Public Works Director and Community Development Director, the undergrounding to serve the new units shall be completed with no net increase in wood utility poles. 18. Existing water and sewer services shall be shown to comply with City Engineering Standards or shall be abandoned at the main in accordance with the standards. The building and/or subdivision improvement plan submittal shall clarify whether a separate common landscape irrigation meter or sub -meter is required for this development. The City Engineering Standards limit meter manifold construction to 4 — 1" meters. 19. Excavations along the property lines and adjacent to neighboring development property shall comply with any applicable sub -adjacent excavation and notification provisions of the California Building Code and prevailing State law. 20. An OSHA excavation permit will be required prior to grading and/or building permit issuance. 21. A separate demolition permit application will be required for the removal of the existing structures. The application and permit process is subject to the prescriptive requirements Resolution No. ARC -1012-2018 3063 Rockview Place, ARCH -1209-2017 Page 5 of the demolition regulations including the required legal notices (during a period of 90 days) offering the buildings for relocation if over 50 -years old. 22. A complete grading and drainage plan, final drainage report, and Post Construction Stormwater Regulation compliance documentation will be required in conjunction with the building permit plan submittal. 23. The drainage report shall include an analysis of the existing upslope watershed that is tributary to this property. The project shall show how any existing run-on will be received and conveyed to an approved outlet. The collection and conveyance of the offsite drainage shall include analysis and provisions for a safe -overflow system. 24. The final Post Construction Stormwater Regulation documentation shall show and note compliance with the harvesting, infiltration, or evapotranspiration provisions for Performance Requirement 2 or shall justify the inability to use these BMP's before dropping down to the bio -filtration option. A treatment train including a mix of BMP's could be supported. Fire Department 25. This project appears to be comprised of R3 occupancy single family and duplex dwellings. Fire sprinklers conforming to NFPA 13D are required of the domestic meter. The building plan submittal shall remove the reference to 4" fire line. On motion by Commissioner Beller, seconded by Commissioner Withers, and on the following roll call vote: AYES: Commissioners Beller, Withers, and Nemch NOES: Commissioners Soll and Rolph REFRAIN: ABSENT: Chair Root and Commissioner Smith The foregoing resolution was passed and adopted this 181h day of June 2018. Doug Dai, Secretary Architectural Review Commission