HomeMy WebLinkAboutARC-1001-16 (GUST-1645-2015 -- 128 Chorro Street)RESOLUTION NO. ARC -1001-16
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION DENYING AN APPEAL
AND UPHOLDING THE COMMUNITY DEVELOPMENT DIRECTOR'S
ACTION TO APPROVE A GUEST QUARTERS IN THE LOW-DENSITY
RESIDENTIAL ZONE, AS REPRESENTED IN THE AGENDA REPORT
AND ATTACHMENTS DATED MARCH 7, 2016 (128 CHORRO STREET,
FILE NO. GUST -1645-2015)
WHEREAS, on July 6, 2015, Antonio and Holly Garcia submitted an application to
establish a guest quarters at 128 Chorro Street, San Luis Obispo, in the Low -Density Residential
zone; and
WHEREAS, on August 27, 2015, the Community Development Director approved the
guest quarters application at 128 Chorro Street; and
WHEREAS, on July 27, 2015, Jon Hanlon filed an appeal of the Community
Development Director's approval; and
WHEREAS, the Architectural Review Commission at a public hearing on November 16,
2015, continued the project to a date uncertain, with directional items; and
WHEREAS, the Architectural Review Commission conducted a duly noticed public
hearing in the Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on
March 7, 2016, for the purpose of considering the appeal of the Community Development
Director's approval; and
WHEREAS, the Architectural Review Commission has considered all relevant evidence,
including testimony of interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED, by the Architectural Review Commission
of the City of San Luis Obispo as follows:
SECTION 1. findings. Based upon all the evidence and review of the relevant City
regulations, and project plans, the Architectural Review Commission makes the following
findings:
1. As conditioned, 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 the
site constraints and the character of the neighborhood.
2. As conditioned, the project is consistent with the Community Design Guidelines because
the accessory structure and addition respect the architectural style, detailing, scale, and
composition of the existing residence.
3. As conditioned, the project is consistent with the City's Zoning Regulations because it
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meets the requirements for a guest quarters.
4. A reduced other yard setback is acceptable at the subject location because the exception is
for a minor addition to an existing legal structure which is non -conforming with regard to
yard requirements.
5. The project has been revised to reduce potential noise issues to neighbors because the guest
quarters has been moved to the western portion of the accessory structure and operable
skylights have been removed from the eastern portion of the roof.
6. Granting of this exception will not alter the overall character of the neighborhood or the
streets appearance because the proposed structure is located near the rear of the property
and the building's placement and massing are consistent with the neighborhood
7. The project is categorically exempt from environmental review (Class 3, Section 15303,
New Construction or Conversion of Small Structures, CEQA Guidelines) because the
project consists of the conversion of an existing small structure and the construction of a
new structure in an urbanized area where there will be no significant effect on the
environment.
SECTION 2 Action. The Architectural Review Commission hereby denies the appeal
and grants final approval to the project with incorporation of the following conditions:
Conditions:
Planning Division — Community Development Department
1. A building plan check submittal that is in full conformance with submitted project plans,
and incorporating the following conditions of approval, shall be submitted for review and
approval of the Community Development Department. A separate, full-size sheet shall be
included in working drawings submitted for a building permit that lists all conditions of
project approval. 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.
2. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements.
3. Building materials, trim, window details, and paint scheme shall match the existing house.
4. 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
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include the materials and dimensions of all lintels, sills, surrounds, recesses, and other
related window features.
5. Any proposed exterior lighting shall be shown on plans submitted for a building permit and
shall be downward -facing, fully recessed, and shielded to avoid light trespass and adverse
impacts to visibility of the night sky consistent with Chapter 17.23 of the Zoning
Regulations.
6. Two parking spaces shall be provided on site; one within the single car garage, and the
second provided in the driveway leading to the west side of the existing accessory
structure. The driveway and parking shall be designed in such a way that access to the
garage is not prevented by a vehicle parked in the second approved parking space, to be
shown clearly on plans filed for building plan check approval.
7. There shall be no kitchen area capable of being used for the preparation or cooking of food
in the proposed addition/guest house. Prohibited facilities include: an oven/microwave
oven, stove, hotplate, refrigerator exceeding six cubic feet, dishwasher, garbage disposal,
sink having a drain outlet larger than one and one-half inches, cabinets, counter space, or
other areas for storing food.
8. The property shall be occupied by the property owner as the owner's primary place of
residence. In the event that the property is no longer occupied as the owner's primary place
of residence, the guest quarters may continue to be used as habitable space (e.g. office, art
studio, play room) but can no longer be used as overnight sleeping quarters.
9. The property owner shall execute an Owner's Agreement with the City. Prior to the
issuance of construction permits, a covenant agreement shall be recorded which discloses
the structure's approved floor plan and status as "guest quarters," which cannot be used as
an independent dwelling unit, and may only be used in conjunction with the primary
residence that contains a kitchen. The covenant agreement shall also state that in the event
that the property is no longer occupied as the owner's primary place of residence, the guest
quarters may continue to be used as habitable space (e.g. office, art studio, play room) but
can no longer be used as overnight sleeping quarters. This agreement shall be recorded in
the office of the County Recorder to provide constructive notice to all future owners of the
property. The covenant agreement also may contain authorization for annual inspections
and to allow the City, upon reasonable time and notice, to inspect the premises for
compliance with the agreement and to verify continued compliance with requirements of
this section and health and safety codes.
10. During construction, the existing fence to the north of the addition, and the vegetation on
and near the fence, shall be maintained and protected from damage.
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Engineering Division — Public Works/Community Development Department
11. Projects involving the substantial remodel of existing structures requires that complete
frontage improvements be installed or that existing improvements be upgraded to comply
with City Standard MC 12.16.050.
12. Any sections of curb, gutter, and sidewalk damaged during construction shall be repaired or
replaced to the satisfaction of the Public Works Department.
13. The existing driveway approach shall be altered or upgraded to comply with current
standards. The current City and ADA standard requires a four -foot accessible sidewalk
extension behind the ramp.
14. The building plan submittal shall show the existing wall/fence combination to honor a ten -
foot visibility triangle for the line -of -sight distance between vehicles exiting the driveway
and pedestrians using the adjoining public sidewalk area. Unless maneuverability can be
accommodated on-site to exit to the street in a forward motion, the ten -foot line -of -sight
triangle shall be maintained.
15. The building plan submittal shall show all fence gates to be designed to avoid swinging and
encroaching onto or over the public sidewalk.
16. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimension, maneuverability, slopes, drainage, and materials.
Alternate paving materials are recommended for water quantity and/or quality control
purposes and in the area of existing or proposed trees and where the driveway or parking
area may occur within the dripline of any tree. Alternate paving material shall be approved
to the satisfaction of the Planning Division.
17. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades. All
work in the public right-of-way shall be shown or noted.
18. The building plan submittal shall show the existing water service to be upgraded in
accordance with the approved fire sprinkler plans if a residential fire sprinkler system is
needed or required by ordinance for the proposed new guest house.
19. The building plan submittal shall include a complete grading and drainage plan for this
project. The plan shall show the existing and proposed contours and/or spot elevations to
clearly depict the proposed grading and drainage. Show and label the high point elevation
or grade break at the yard areas and drainage arrows to show historic drainage. Include the
finished floor elevation of the garage and guest house, existing finish grade elevations, and
existing yard drainage.
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20. The building plan submittal shall include a Post Construction Stormwater Control Plan
Template as available on the City's Website. The template will be used to document the
expected exemption or minor project compliance summary for the requirements of the
Regional Water Quality Control Board.
21. The building plan submittal shall show all existing and proposed trees including street
trees. The plan shall include the diameter and species of each tree. The plan shall show the
tree canopy generally to scale for reference. The plan shall include the disposition of all
trees and shall include any proposed tree removals and/or safety pruning.
22. The building plan submittal shall show all required street trees. Street trees are required at
a rate of one 15 -gallon street tree for each 35 linear feet of frontage. The City Arborist
shall approve the tree species and planting requirements.
23. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The
City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall
approve any safety pruning, the cutting of substantial roots, or grading within the dripline
of trees. A City -approved arborist shall complete safety pruning. Any required tree
protection measures shall be shown or noted on the building plans.
24. The property's existing sewer lateral to the point of connection at the City main must pass a
video inspection, including repair or replacement, as part of the project. The CCTV
inspection shall be submitted during the Building Permit Review Process for review and
approval by the Utilities Department prior to issuance of a Building Permit.
Code Requirements
The following code requirements are included for informational purposes only. They serve to
give the applicant a general idea of other City requirements that will apply to the project. This
is not intended to be an exhaustive list as other requirements may be identified during the plan
check process.
Fire Department
1. The building plan submittal shall show fire sprinklers conforming to NFPA 13D which are
required for new Group R area (also required for structures with property line setbacks less
than three feet).Provide one-hour fire-resistant construction at existing Second Floor
openings within exterior walls where fire separation distance is less than three feet to
adjacent buildings or property lines. Openings are not permitted. CBC Table 705.8
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Upon motion by Commissioner Nemcik, seconded by Commissioner Soll, and on the following
vote:
AYES: Commissioners Nemcik and Soll, Vice -Chair Ehdaie, and Chair Wynn
NOES: Commissioner Curtis
REFRAIN: Commissioner Andreen
ABSENT: Commissioner Root
The foregoing resolution was adopted this 7'h day of March, 2016.
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Doug Davidson, Secretary
Architectural Review Commission