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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 Resolution No. ARC -1001-16 GUST -1645-2015 128 Chorro Street Page 2 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 Resolution No. ARC -1001-16 GUST -1645-2015 128 Chorro Street Page 3 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. Resolution No. ARC -1001-16 GUST -1645-2015 128 Chorro Street Page 4 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. Resolution No. ARC -1001-16 GUST -1645-2015 128 Chorro Street Page 5 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 Resolution No. ARC -1001-16 GUST -1645-2015 128 Chorro Street Page 6 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. D2�4_� Doug Davidson, Secretary Architectural Review Commission