HomeMy WebLinkAboutARC-1001-2019 (ARCH 1949-2018 -- 3987 Orcutt Road)RESOLUTION NO. ARC-1001-19
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE RESIDENTIAL BUILDING
PROGRAM FOR 64 R-1 ZONED LOTS WITHIN THE ORCUTT AREA
SPECIFIC PLAN RIGHETTI SUBDIVISION, INCLUDING SPECIFIED
REAR YARD, LOT COVERAGE, FENCE HEIGHT, AND DRIVEWAY
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 DECLARATION FOR THE
RIGHETTI VESTING TENTATIVE TRACT MAP, AS REPRESENTED IN
THE STAFF REPORT AND ATTACHMENTS DATED FEBRUARY 49 2019
(ARCH-1949-2018; 3987 ORCUTT ROAD)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in Conference Room 1, 919 Palm Street, San Luis Obispo, California,
on February 4, 2019, pursuant to a proceeding instituted under ARCH-1949-2018, Ambient
Communities, 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-1949-2018), 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 and character of the site and the surrounding 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).
3. 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. 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 and the Community Design
Guidelines for residential because the architectural styles are complementary to the
Resolution No. ARC- 1001-2019
3987 Orcutt Road, ARCH-1949-2018
Page 2
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. 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 the subject lots are adjacent to land
under a conservation/open space easement, and based on the existing lot configurations, an
acceptable level of solar access will be provided for adjacent residential properties.
6. The lot coverage exceptions for specified plan types is consistent with the City Council's
approval of Vesting Tentative Map #3063, which allows lot coverage exceeding 40% and
not to exceed 50% on R-1-zoned lots within the project site, because variable lot coverage
would be provided, the subject lots present similar lot size and topographical conditions
warranting the exception, granting the exception will allow for greater consistency with the
OASP and Community Design Guidelines for residential developments, and granting the
exception will not be detrimental to the health, safety, or welfare of persons working or living
at the site or within the vicinity.
7. Approval of the fence height exceptions are consistent with Land Use Element Residential
Project Objectives (LUE 2.3.11) by providing privacy, adequate usable outdoor area,
security, and safety.
8. Proposed fencing is consistent with approved subdivision improvement plans for the Righetti
Ranch residential development and incorporates a minimum 3.5-foot landscape buffer
between the corner lot property lines and the proposed fence locations to screen and soften
views of the fence as seen from the public right-of-way. Fencing will be located outside of
required sight distance triangles in order to ensure adequate sight distance at roadway
intersections.
9. No public purpose would be served by strict compliance with the fence height standards
because the location, height, and extent of the proposed fences will not have a negative effect
on the health, safety, or welfare of those living or working in the community.
10. As conditioned, the driveway exception of 18.5 feet where 20 feet is normally required
(applicable to Plan 4 Lots 25, 28, 30, 32, 34 & 35 and Plans 2, 3 & 5: Lots 36-53, 58-60 &
62 and 68-83) is appropriate because the 18.5 feet is the minimum distance where a vehicle
will not overhang the sidewalk.
SECTION 2. Environmental Review. The project is consistent with the Certified Final
Environmental Impact Report (EIR) for the Orcutt Area Specific Plan and adopted Mitigated
Negative Declaration (MND) for Righetti Vesting Tentative Tract Map #3063, because the
residential building program follows the guidelines provided in the Orcutt Area Specific Plan,
would not result in any new impacts beyond what was identified in the previous environmental
documents, and is subject to the Mitigation Monitoring and Reporting Program adopted with the
certified EIR and adopted MND.
Resolution No. ARC- 1001-2019
3987 Orcutt Road, ARCH-1949-2018
Page 3
SECTION 3. 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 project shall comply with conditions established under City Council Resolutions 10618
(2015 Series), 10619 (2015 Series), 10620 (2015 Series), and 10773 (2017 Series).
2. 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.
3. 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 the Architectural Review application. 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.
4. 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 Zoning Regulations Section 17.70.100 (Lighting and
Night Sky Preservation).
5. 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.
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6. 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.
7. Prior to issuance of building permits, the building plans for the Contemporary Farmhouse,
Monterey Revival, and Spanish Eclectic architectural styles shall be modified to show a
reduction in visual mass, particularly at the front entries, that provide more human scale
elements and a pleasing transition from the public street to private indoor space. Submitted
plans are subject to review and approval by the Community Development Director.
8. Prior to issuance of building permits, where feasible given underlying topography, the
building plans shall show an additional window or door on the right elevations of the Spanish
Eclectic (Plan 5, 55-foot Downhill Lot) and Carmel Cottage (Plan 5, 55-foot Downhill Lot)
architectural styles. Submitted plans are subject to review and approval by the Community
Development Director.
9. Prior to issuance of a building permit for Lot 24, the plan shall show a minimum four -foot
side setback from the southeast property line, to be reviewed and approved by the
Community Development Director.
10. Prior to issuance of building permits, the applicant shall provide a section, inclusive of five
to six residences, demonstrating a variation in height and mass, to be reviewed and approved
by the Community Development Director.
11. Prior to issuance of building permits, the applicant shall submit plans showing a reduction in
the number and size of residential chimneys, subject to review and approval by the
Community Development Director, with the intention of providing roof -top solar access and
visual compatibility.
12. The owner/applicant shall plant and maintain landscaping between the corner -lot fence and
adjacent property lines, consistent with approved plans, and subject to the approval of the
Community Development Director.
13. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. All proposed fences and retaining walls shall be of high -quality materials.
All fencing facing the public right-of-way shall be constructed with the finished side of the
fence facing the public right-of-way. For the lifetime of the fence, the owner shall conduct
all necessary repairs and maintenance to ensure the fence and associated landscaping
(between the fence and the property line) remain in a high -quality and orderly condition.
14. Fences that are more than six feet in height require a building permit and must include either
the manufacturer's structural specifications or engineering analysis for the structural
integrity of the fence. Calculations and related detailing shall be provided, signed, and
stamped by a licensed architect or engineer in California.
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3987 Orcutt Road, ARCH-1949-2018
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15. Prior to issuance of building permits, the applicant shall demonstrate overall compliance with
Orcutt Area Specific Plan Design Guideline 3.9, which states the following: "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".
16. Prior to the issuance of construction permits a covenant agreement shall be recorded which
discloses the building plans which include Accessory Dwelling Units, agreeing that the
property will be owner -occupied. This agreement shall be recorded in the office of the
County Recorder to provide constructive notice to all future owners of the property. If owner
occupancy is not possible, then the use will terminate, and the structure will be returned to a
condition compliant with applicable regulations, to the satisfaction of the Director.
Engineering Division — Community Development/Public Works
17. The individual building site development plans shall show and note conformance with the
approved subdivision improvement plans and stormwater compliance strategy. The plans
shall show all existing utility points of connection, frontage improvements, and site drainage.
The plans shall show the garage setback from property lines and setback to the back of
sidewalk.
18. The individual site development plans shall show and note compliance with Low Impact
Development (LID) strategies in accordance with the approved Stormwater Control Plan and
to the satisfaction of the City. LID strategies include but are not limited to disconnecting
roof drains, directing improved drainage to designed landscape areas or cisterns, and the use
of permeable pavers for driveways, walkways, and patios, subject to approval by the Public
Works Director.
Transportation
19. Building plan submittals shall identify which homes are part of which phases of the Orcutt
Area Specific Plan and Righetti subdivision build -out.
20. Building plan submittals shall include fencing plans for all corner lots to confirm adequate
corner sight distance is maintained.
Fire
21. 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, to the satisfaction of the Fire Marshal.
22. At least one fire sprinkler in the attic is required for all NFPA 13D systems to protect against
ember intrusion.
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3987 Orcutt Road, ARCH-1949-2018
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Utilities
23. The proposed residential development shall provide each parcel with a pressure reducing
valve when the water service pressure available at the meter exceeds the normal operating
pressures allowed by the building department.
Indemnification
24. 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.
Upon motion of Commissioner Beller, seconded by Commissioner Soll, and on the
following roll call vote:
AYES: Commissioners Beller, Rolph, Soll, Withers, and Vice -Chair Nemcik
NOES: None
ABSENT: Commissioners Smith and Chair Root
RECUSED: None
The foregoing resolution was adopted this 4th day of February 2019.
Shawna Scott, Secretary
Architectural Review Commission