HomeMy WebLinkAboutARC-1016-18 (ARCH-1519-2018 -- 3750 and 3810 Bullock Lane)RESOLUTION NO. ARC- 1016-18
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION GRANTING FINAL ARCHITECTURAL
REVIEW APPROVAL OF 1) A 30, TWO-STORY MULTI -FAMILY
RESIDENTIAL UNITS AT 3750 BULLOCK LANE (PART OF THE PRATT
PROPERTY AND STATUTORILY EXEMPT FROM ENVIRONMENTAL
REVIEW), 2) A 32, TWO-STORY MULTI -FAMILY RESIDENTIAL UNITS
AT 3810 BULLOCK LANE (PART OF THE RIGHETTI PROPERTY), AND
3) A MIXED -USE PROJECT THAT INCLUDES 4, THREE-STORY LIVE -
WORK UNITS AND A SINGLE STORY 3,400 SQUARE FEET
COMMERCIAL BUILDING AT 3750 BULLOCK LANE (PART OF THE
PRATT PROPERTY) ALL WITHIN THE ORCUTT AREA SPECIFIC
PLAN. THE PROJECTS ARE STATUTORILY EXEMPT FROM
ENVIRONMENTAL REVIEW IN ACCORDANCE WITH GOVERNMENT
CODE SECTION 65457 AND STATE CEQA GUIDELINES SECTION OR
UNDER A MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL REVIEW AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED AUGUST 27, 2018; 3750 & 3810
BULLOCK LANE (R-3-SP & C-C-MU-SP ZONE; ARCH- 1519-2018)
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 August 27, 2018, pursuant to a proceeding instituted under ARCH-1209-
2017, 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.
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-1519-2018), 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 -High Density Residential and Community Commercial with a Mixed -use
overlay zoning designation and will be subject to conformance with all applicable building,
fire, and safety codes.
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2. The proposed farmhouse architectural style of the residential structures is consistent with
the Craftsman and California Bungalow styles and Design Guidelines described in the
Orcutt Area Specific Plan because the style includes Craftsman and Bungalow architectural
features such as gable end roof forms, rafter tails, fenestration and porches.
3. The proposed architectural style of the commercial/mixed-use structures is consistent with
the Design Guidelines described in the Orcutt Area Specific Plan because the project
provides architecture that is internally compatible and enhances San Luis Obispo's unique
sense of place.
4. The reduced front yard to allow porches will not be detrimental to the health, safety or
welfare of persons working or living at the site or within the vicinity, and is consistent with
the Orcutt Area Specific Plan which encourages all residential units include a front porch.
5. A 60% parking reduction on the Pratt Commercial/Mixed-Use project site is consistent
with Orcutt Area Specific Plan Program 3.2.19c which states, the off-street parking
requirements for the primary commercial area may be reduced to 60% of that ordinarily
required by the City zoning ordinance for the individually designated uses.
SECTION 2. Environmental Review. The Architectural Review Commission hereby
determines that approval of the design of the project is consistent with CEQA as follows:
1. Pratt Multi -family Residential Project
The proposed project is statutorily exempt from environmental review in accordance with
Government Code Section 65457 and State CEQA Guidelines Section 15182 (Residential
Projects Pursuant to a Specific Plan) because it is:
1. A residential project;
2. Consistent with the OASP;
3. No substantial changes have occurred as specified in Section 21166 of the
Public Resources Code; and
4. Located within a specific plan with a Final EIR that was certified on March 2,
2010 by the City Council.
2. Righetti Multi -family Residential Project
The project is consistent with the requirements of the OASP Final Environmental Impact
Report (EIR) that was certified on March 2, 2010 by the City Council and consistent with
the requirements of the supplemental Initial Study/Mitigated Negative Declaration
(IS/MND) for Righetti Vesting Tentative Tract Map #3063 adopted by City Council on
June 15, 2015 (Council Resolution No.10619) 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.
3. Pratt Commercial/Mixed-Use Project
The project is consistent with the requirements of the OASP Final Environmental Impact
Report (EIR) that was certified on March 2, 2010 by the City Council and consistent with
Resolution No. ARC-1016-18
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a Mitigated Negative Declaration (MND) for Vesting Tentative Parcel Map (SLO-18-
0036) that was adopted by the Hearing Officer on August 27, 2018 because the
commercial/mixed-use project 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. Please note the project
conditions of approval do not include all mandatory code requirements. Code compliance will be
verified during the plan check process, which may include additional requirements applicable to
your project.
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. The project shall comply with conditions established under Council Resolution No. 10619
(2015 Series), Director's Resolution No. 18-01, Council Resolution No. 10884 (2018
Series)) and the minor subdivision of vesting tentative parcel map (SLO-18-0036)
(Application No. SBDV-1528-2018) as they apply to each individual project.
5. 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.
6. 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.
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7. 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
working drawings. All exterior lighting shall be consistent with the Architectural Review
application. 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.
8. 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.
9. 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.
10. Plans submitted for a building permit shall include all porch railing details indicating the
type of materials, picket details, dimensions and colors. Plans shall demonstrate the use of
high quality materials for the railings that reflect the architectural style of the project and
are compatible with the neighborhood character, to the approval of the Community
Development Director.
11. 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.
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 back -flow preventer and double-check assembly shall be
located in the street yard and screened using a combination of paint color, landscaping and,
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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. 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 the Orcutt Area Specific Plan.
14. The building plan submittal shall provide added color variation to the satisfaction of the
Community Development Director.
15. The building plan submittal shall include pavers in the pedestrian crosswalks and stamped,
stained and/or scored concrete around the commercial building to the satisfaction of the
Community Development Director.
16. The building plan submittal shall include updated landscape plans that include 15 gallon
trees within the public/private walkways between units to the satisfaction of the
Community Development Director and the City Arborist.
Community Development Department - Engineering
17. Site specific soils reports shall be provided for each development area. The report shall
consider the impacts of any stormwater BMP's on the proposed buildings, private
improvements, and public infrastructure.
18. These projects are considered part of a Common Plan for purposes of SWPPP requirements
and for compliance with the Post Construction Stormwater Regulations.
19. Each development project shall include a final drainage report showing compliance with
the OASP requirements, tentative map conditions, the Drainage Design Manual, and Post
Construction Stormwater Regulations. The project plans and reports shall clarify whether
the master report and improvements have fully considered these fully development plans.
Each development shall provide water quality treatment and peak management if not
otherwise captured with the subdivision improvements. As a minimum, each project shall
show compliance with Performance Requirement 1 and Low Impact Development (LID)
strategies.
20. Public and private subdivision improvements shall comply with the most current City
Engineering Standards and Parking and Driveway Standards. The most current standards
were adopted May 2018.
21. Mailbox units shall be provided for each development. The final number, size, and location
shall be approved to the satisfaction of the City and US Postal Service.
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22. The final mix of on -site trees and street trees shall generally comply with the OASP
standards and current City Engineering Standards for species selection and planting
requirements, and shall incorporate the use of structural soils, subject to the approval of the
City Arborist and Community Development Director, as appropriate.
Transportation Division - Public Works Department
23. Prior to the issuance of building permits, the applicant shall be responsible for paying
applicable citywide Traffic Impact Fees (TIF).
24. On -site parking stall and bay dimensions shall be consistent with current City Engineering
Standards.
25. No street trees, plantings or other vertical sight distance obstructions exceeding 36" in
height shall be placed within applicable stopping sight distance triangles (as measured per
Caltrans or AASHTO guidance) where project driveways intersect with the public street
network.
Utilities Department
26. The final map shall include utility infrastructure in accordance with the engineering design
standards in effect during the time a building permit is obtained, and shall have reasonable
alignments and clearances needed for maintenance.
27. The final maps shall include a sewer service study and additional off -site analysis of the
proposed sewer services. The study scope shall be established and approved to the
satisfaction of the Utilities Department. The study shall establish the minimum depth and
pipe size of the required sewer system.
28. Sewer flow rates and flow velocities shall comply with the requirements of the 2016
Wastewater Collection System Infrastructure Renewal Strategy.
29. Prior to issuance of a building permit, the development's recycled water system shall
comply with the requirements of the 2017 Recycle Water Master Plans and service area
requirements.
30. Water flow rates and flow velocities shall comply with the requirements of the 2016
Potable Water Distribution System Operations Master Plan. The frontage improvements
shall include construction of a 12-inch water main along Bullock, and new service
connections from the existing water main along the Tiburon and Ranch House Road.
31. The two pressure reducing stations at Tanglewood-Johnson and at Industrial CV must be
constructed and fully functional, including all associated piping, prior to issuance of a
building permit.
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32. Final grades and alignments of all public and/or private water, recycled water, and sewer
shall be approved to the satisfaction of the Utilities Department. The final location,
configuration, and sizing of on -site service laterals and meters shall be approved by the
Utilities Director in conjunction with the review of the building plans, fire sprinkler plans,
and/or public improvement plans.
33. Revisions to the existing sewer and water infrastructure, that may result from the proposed
project, shall be completed to the satisfaction of the Utilities Director to minimize impacts
to operations and maintenance of the services.
34. Management of refuse generations for waste, recyclables, and organics shall comply with
state law per AB 1826, and the local waste management ordinance to reduce greenhouse
gas emissions.
Fire Department
35. Each building shall have the fire sprinkler riser in an interior room with exterior door
access.
36. Multi -story buildings shall have sprinkler control and flow alarm valves for each floor level
located in the fire sprinkler riser room.
Code Requirements
37. Potable water shall not be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 13.07.070.0 of the City's
Municipal Code. Recycled water is available through the City's Construction Water Permit
program from existing filling stations, or at a metered rate at the construction site.
38. All new building shall comply with CBC Chapter 7A or CRC R337 for exposure to
wildfire.
39. Projects submitted for construction permit application after January 1, 2020 shall comply
with the requirements of the 2019 California Building Code series.
On motion by Commissioner Beller, seconded by Commissioner Soll, and on the following
roll call vote:
AYES: Commissioners Beller, Rolph, Soll, Withers, Vice -Chair Nemcik and Chair Root
NOES: None
REFRAIN: None
ABSENT: Commissioner Smith
Resolution No. ARC- 1016-18
3750 & 3810 Bullock Lane, ARCH-1519-2018
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The foregoing resolution was passed and adopted this 27th day of August 2018.
Tyler Corey for Dou a idson, Secretary
Architectural Revi ammission