HomeMy WebLinkAboutARC-1003-16 (SDU-1521-2015 -- 40 Buena Vista Avenue)RESOLUTION NO. ARC -1003-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE DESIGN OF A NEW
SINGLE FAMILY RESIDENCE IN THE R -1-S (SPECIAL
CONSIDERATIONS OVERLAY) ZONE THAT INCLUDES A FRONT
YARD SETBACK AND HEIGHT EXCEPTION, WITH A CATEGORICAL
EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED
IN THE STAFF REPORT AND ATTACHMENTS DATED MARCH 7, 2016
(40 BUENA VISTA AVENUE, R -1-S ZONE; SDU-1521-2015)
WHEREAS, on March 7, 2016, 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, for the purpose of reviewing the design of a single-family
residence on a sloping site, that includes a front yard setback and height exception (SDU-1521-
2015), Jeff Kraft applicant; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on January
19, 2016, pursuant to a proceeding instituted under USE -1520-2015; granting final approval for
the construction of a single-family residence in the S -Overlay zone, but denied the requested
exceptions, providing direction to the applicant to work with staff and the ARC to redesign the
proposed home to conform with the Community Design Guidelines without the currently
proposed height and setback exceptions; 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 the staff at said hearings.
WHEREAS, notices of said public hearings 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 approves the
design of the single-family residence on a sloping site, including a front yard setback and height
exception (SDU-1521-2015) 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 site's zoning
designation, and will be subject to conformance with all applicable building, fire, and safety
codes.
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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) and
housing production (HE 6).
Hillside Development
3. The project site is designated as a "sensitive site" by Ordinance No. 755 because of concerns
relating to hillside development and public utility services. The project is consistent with the
General Plan and the property's sensitive site status because the building design minimizes
the need for grading activities through the use of stepped foundation with piers; is compatible
with surrounding developments; and the conceptual landscape plan provides for native,
drought tolerant plantings visible from the public right-of-way that provide a transition from
developed to open space areas and softens the appearance of the home.
4. Consistent with Planning Commission direction, the structural support piers below the lowest
floor are appropriate for the building design because the property that is adjacent to the piers
is designated as Conservation Open Space. The unenclosed design is an integral feature of
the architectural design that will have no visual impact toward any adjacent property.
Consistent with Section 7.2 of Community Design Guidelines, the project has been designed
in consideration of views toward the property from Highway 101 and has been designed with
colors and materials that are consistent with Hillside Development Standards that blend the
structure into the natural appearance of the hillside. The scale of the residence has been
reduced to two stories to decrease the mass of the structure and has been designed to
integrate with the hillside well below the ridgeline when viewed from Highway 101. As
conditioned, landscaping of the project site further integrates the structure into the hillside by
providing a visual transition from development to open areas.
Front Yard Setback and Height Exceptions
6. The additional 2.3 foot building height exception will not obstruct views from any adjacent
property due to the existing topography and will allow for the construction of covered
parking that complies with the Hillside Development Guidelines and the Parking and
Driveway Standards for the driveway. The proposed maximum building height exception is
warranted due to the existing site slope and Engineering Standard requirement for maximum
driveway slope.
7. The proposed height exception will not detract or negatively affect the neighborhood
character because the structure will appear as less than a one story structure from the public
right-of-way surrounded by one and two story structures within the neighborhood, and is
consistent with the development pattern of the neighborhood.
A reduced street yard setback is acceptable at the subject location because the adjacent
property will not be deprived of reasonable solar access.
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9. No useful purpose would be realized by requiring the full setback because no significant fire
protection, emergency access, privacy or security impacts are anticipated.
10. Granting of these exceptions will not alter the overall character of the neighborhood or the
street's appearance because the requested exceptions are minor and will not deprive any
adjacent property from reasonable solar access, as the property that would be most affected
by the shading of the structure is zoned Conservation Open Space (C/OS-5) with each
adjacent parcel over two acres in size.
11. The project site contains difficult constraints (slope), the exceptions are minor in nature, and
while they may have some impacts, they are the least detrimental to any of the options that
allow for reasonable development of the site
SECTION 2. Environmental Review. The project is categorically exempt under Class
3 (New Construction or Conversion of Small Structures) of the CEQA guidelines and will not
have a significant effect on the environment because the proposed project is a single-family
residence in a residential zone that is in conformance with all applicable building, fire, and safety
codes, is consistent with the General Plan, Community Design Guidelines, and applicable City
standards for hillside development.
SECTION 3. Action. The Architectural Review Commission does hereby grant final
approval of application SDU-1521-2015 subject to the following conditions:
Planning Department
1. Final project design and construction drawings shall be in substantial compliance with the
project plans approved by the ARC and the City Council. A separate full-size sheet shall be
included in working drawings submitted for a building permit that list all conditions, and
code requirements of project approval as Sheet No. 2 (SDU-1521-2015 & USE -1520-2015).
Reference should 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 all proposed colors and materials on
elevation drawings.
3. 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. Alternative colors that include lighter neutral tones and a physical
sample of the proposed glass shall be incorporated into the project to the satisfaction of the
Community Development Director and the ARC Chair.
4. Plans submitted for a building permit review shall include lighting fixture details. The
locations of all lighting fixtures shall be clearly called out on building elevations included as
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part of working drawings. The lighting schedule for the building shall include a graphic
representation of the proposed lighting fixtures and cut -sheets shall be separately submitted
for the project file of the proposed lighting fixtures. The selected fixture(s) shall be shielded
to insure that light is directed downward consistent with Section 17.23.050 of the Zoning
Regulations.
5. Plans submitted for construction permits will include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§ 17.16.050 —Fences, Walls, and Hedges).
6. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The landscaping plans
shall address landscaping in front of the rooftop deck, between the residence and the street,
and shall consider alternative materials beneath the cantilevered portion of the structure to
minimize glare. 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. The final landscape plan shall be in full conformance with
landscaping standards established in the Community Design Guidelines for Hillside
Development, to the satisfaction of the Community Development Department.
7. The project shall be constructed to meet the maximum outdoor and indoor noise exposure
levels of Noise Element Table 1 (60 dB for outdoor activity areas and 45 dB for indoor
spaces).
8. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or
officers and employees from any claim, action or proceeding against the City or its agents,
officers or employees, to attack, set aside, void, or annul, in whole or in part, the City's
approval of this project. In the event that the City fails to promptly notify the Owner /
Applicant of any such claim, action or proceeding, or that the City fails to cooperate fully in
the defense of said claim, this condition shall thereafter be of no further force or effect.
Engineering Division
9. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing frontage improvements be altered or upgraded to
comply with city standard M.C. 12.16.050.
10. The building plan submittal shall include a complete construction staging plan. The plan
shall be approved to the satisfaction of the Public Works Department and Fire Department
prior to building permit issuance or the commencement of grading or construction. The plan
should include any temporary changes to the street section, signage, curb alignments, and/or
curb painting to support parallel street parking to the satisfaction of the Public Works
Department and Fire Department.
11. Frontage improvements would generally be required for both Loomis Street and Buena Vista
Avenue with this project. The city will support the deferral of frontage improvements along
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both Loomis Street and Buena Vista Avenue with the recordation of a covenant agreement to
install the required improvements at a later date. A covenant agreement regarding the
approval to defer frontage improvements shall be recorded prior to building permit issuance.
The city will prepare the agreement for recordation. A nominal recording fee will be
required.
12. The building plan submittal shall show the new driveway approach to be installed per ADA
and city standards. The current ADA and city standard requires a 4' accessible sidewalk
extension behind the ramp. The driveway slope shall comply with the parking and driveway
standard #2130 for downsloping driveways. The building plan submittal shall include
additional detail showing the vertical curve and critical spot elevations and/or contours to
show compliance.
13. The driveway approach shall be generally aligned with the garage door opening. The
driveway approach and improved driveway located within the public right-of-way shall be
perpendicular to the adjoining right-of-way and shall not be offset or require access at an off-
set angle.
14. The final driveway and approach design, guardrail materials, vertical curve, and plantings
shall consider the line -of -sight from a backing vehicle to on -coming vehicle and pedestrian
traffic from either direction. A line -of -sight analysis shall be provided in conjunction with
the building permit plan submittal to the approval of the Public Works Department.
15. The driveway approach and access along with the existing adjoining 12 inch high street curb
shall consider the historic upslope tributary drainage area and curb capacity. The minimum
curb height shall be sized in accordance with City Engineering Standards and the Drainage
Design Manual. If supported by analysis, a transition to a lowered curb height could be
approved to the satisfaction of the Public Works Department to accommodate a City
Standard driveway approach design.
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.
Services to the new structure shall be underground. All work in the public right-of-way shall
be shown or noted.
18. The new water service and water meter(s) shall be sized in accordance with the approved fire
sprinkler plans.
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19. The building plan submittal shall include a complete grading and drainage plan. The grading
and drainage plan shall show existing structures and grades located within 15' of the property
lines in accordance with the grading ordinance. The plan shall consider historic offsite
drainage tributary to this property that may need to be conveyed along with the improved on-
site drainage. This development will alter and/or increase the stormwater runoff from this
site. The improved or altered drainage shall be directed to the street and not across adjoining
property lines unless the drainage is conveyed within recorded easements or existing
waterways.
20. The drainage report and analysis shall include a review of the existing upslope watershed that
is tributary to Buena Vista Street. The analysis shall include reasonable street topo and an
analysis of the curb capacity along the project frontage per City Engineering Standards and
the Drainage Design Manual. The transition to a standard curb height may be approved to
accommodate a standard driveway approach and to support potential curb side parking.
21. An engineered grading plan and drainage report prepared by a licensed civil engineer will be
required for this development project. The plan and report shall be provided in conjunction
with the building permit plan submittal. The plan and report shall evaluate the existing and
proposed grading and drainage. The soils engineer and civil engineer shall collaborate on
any requirements for slope stability, brow ditch construction or other diversion to direct the
improved and/or existing drainage away from the existing Loomis cut slope, and to evaluate
a non-erosive outlet or level spreader design to mimic historic drainage.
22. The building plan submittal shall include a complete drainage report showing compliance
with the Waterway Management Plan Volume I11, Drainage Design Manual. The building
plan submittal shall include erosion control measures in accordance with Section 10.0 of the
manual and post -development stormwater quality management in accordance with
Engineering Standard Section 101O.B.
23. A soils engineer shall review all levels of construction of this project that are recommended
in the soils report prepared by Beacon Geotechnical Incorporation due to the sensitive nature
of this hillside development.
24. 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.
25. The building plan submittal shall show all existing trees on the property with a trunk
diameter of 3" or greater. Offsite trees along the adjoining property shall be shown for
reference. The plan shall note which trees are to remain and which trees are proposed for
removal. Include the diameter and species of all trees. Tree canopies should generally be
shown to scale for reference. Tree removals may require approve by the City Arborist and/or
Tree Committee. The plan shall show all existing and proposed street trees.
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26. The building plan submittal shall show all existing and proposed street trees. Street trees are
required along Buena Vista Street at this time. Street trees along Loomis Street may be
deferred until frontage improvements are installed. 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 tree
species and planting requirements.
27. 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.
Utilities Department
28. The existing water meter serving a neighboring property on Buena Vista Avenue shall be
relocated outside of the proposed driveway apron consistent with City Engineering
Standards.
Fire Department
29. An NFPA 13-D fire sprinkler system shall be required.
30. The structure(s) shall comply with the following requirements of the 2013 California
Building Code, Chapter 7A, for materials and construction methods for exterior wildfire
exposure. This will include ignition resistant siding, a Class -A fire -rated roof assembly, and
ignition resistant vents, including, roof, attic, and sub -floor vents.
31. The under floor area of elevated or overhanging buildings shall be enclosed to grade in
accordance with the requirements of R327 of the CRC or the underfloor area shall consist of
non-combustible construction materials.
On motion by Commissioner Andreen, seconded by Commissioner Curtis and on the
following roll call vote:
AYES: Andreen, Curtis, Nemcik, Soll, Vice -Chair Ehdaie, and Chair Wynn
NOES: None.
REFRAIN. None.
ABSENT: Commissioner Root
The foregoing resolution was passed and adopted this 7t" day of March, 2016.
Dong avldson Secretary
Architectural R view Commission