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HomeMy WebLinkAboutARC-1006-16 (ARC-25-13 -- 323 Grand Avenue)RESOLUTION NO. ARC -1006-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING PLANS FOR FOUR NEW SINGLE-FAMILY RESIDENCES AND ASSOCIATED SITE IMPROVEMENTS AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 4, 2016 (323/353 GRAND AVENUE, R-1 ZONE, ARC 25-13) WHEREAS, on January 21, 2015, the Architectural Review Commission 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, for the purpose of design review for four new single-family residences and associated site improvements (the "Project") instituted under ARC 25-13, PB Companies ("Applicant"); and continued the project to a date uncertain with five directional items for modifications to the Project; and WHEREAS, on April 6, 2015, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California, and granted design approval for the Project; and WHEREAS, on April 15, 2015, Linda White and Karen Adler filed an appeal of the Architectural Review Commission's approval of the design of the Project; and WHEREAS, on June 2, 2015, 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, for the purpose of considering the April 15, 2015 appeal of the Architectural Review Commission's action, and upheld the appeal, and directed the ARC to work with the applicant to reduce the project to single story residences; and WHEREAS, on April 4, 2016, the Architectural Review Commission 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, for the purpose of design review for the Project, as modified in response to the Council's direction; 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: Resolution No. ARC -1006-16 ARC 25-13 (323 Grand Avenue) Page 2 SECTION 1. Fiiiditig . The Architectural Review Commission hereby grants approval to the project (ARC 25-13), based on the following findings: 1. That 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. 2. That, consistent with the City's Community Design Guidelines, the Project is compatible in scale, siting, detailing, and overall character with buildings in the neighborhood. 3. That consistent with the City's Community Design Guidelines, the Project incorporates articulation, massing, and a mix of color/finish materials that are compatible with the neighborhood. SECTION 2. Environmental Review. The Planning Commission adopted a Negative Declaration (ER 25-13) of Environmental Impact on August 14, 2013 finding the Project to not have the potential for significant effects on the environment. SECTION 3. Action. The Architectural Review Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Department 1. Density for this project is limited to four 4 -bedroom residences. A "Conditions of Use of Structure" agreement that stipulates that each dwelling shall have no more than four bedrooms, as defined in the Zoning Regulations, will need to be signed in the presence of a notary and submitted prior to construction permit issuance. 2. Final project design and construction drawings 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 list all conditions, and code requirements of project approval as Sheet No. 2. 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. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements on elevation drawings. 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 include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Resolution No. ARC -1006-16 ARC 25-13 (323 Grand Avenue) Page 3 5. 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 insure 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. 6. Mechanical and electrical equipment shall be located internally to the building. 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 shall be included to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 7. 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. a. Any proposed landscape lighting shall be shown on plans submitted for a building permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no brighter than approximately 15 watts) for the purpose of confining the light to the object of interest. b. Subject to the final approval of the Community Development Director, front yard areas shall include a landscape layout similar to that found along this portion of Grand Avenue which generally includes more open front yards which are not designed as primary outdoor space. The proposed 30 inch hedge shall be replaced with alternate landscaping. c. Front yard landscaping and landscaping along the common access way shall be of a sufficient height/density to screen parking spaces beyond (approximately 3 feet minimum height). 8. Plans submitted for a building permit shall include a final fencing plan indicating the fencing style, locations, and heights. 9. Final monument sign design and location shall be shown on plans submitted for a construction permit and shall be to the final approval of the Community Development Director. If the sign is proposed to be illuminated, detailed plans for sign illumination shall be included with the sign design and lighting shall be designed for consistency with the City's Night Sky Ordinance and designed for durability. 10. 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 Resolution No. ARC -1006-16 ARC 25-13 (323 Grand Avenue) Page 4 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, 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. 11. 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 City shall fully cooperate in the defense against an Indemnified Claim. 12. Plans submitted for a building permit shall include a minimum of five short-term bicycle parking spaces, subject to approval by the Community Development Director. Engineering Division — Public Works/Community Development Department Condition(s) 13. The building plan submittal shall show compliance with all subdivision conditions of approval for the project. 14. The building plan submittal shall show the Civil and Landscape plans to agree with the Architecture plans. 15. The building plan submittal shall show any existing or proposed driveway approach to be altered or upgraded to comply with ADA and City standards for accessibility. The current City and ADA standard requires a 4' sidewalk extension behind the ramp. 16. The building plan submittal shall show all required changes to the site plan for parking circulation to the satisfaction of the Community Development Director. a. The two parking spaces between Lots 1 and 2 and the two parking spaces between Lots 3 and 4 shall be lengthened to 24 -feet from the property line along the common access way to provide sufficient maneuverability for the guest parking spaces between Lots 2 and 3. This dimension can assume 30 -inches for vehicle overhang. Otherwise, the two parking spaces between Lots 2 and 3 shall be removed. 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. Resolution No. ARC -1006-16 ARC 25-13 (323 Grand Avenue) Page 5 Services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 18. The building plan submittal shall include a complete grading, drainage and topo 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 storm water 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. 19. The building plan submittal shall include a complete hydrologic and hydraulic analysis report in accordance with the Waterway Management Plan Drainage Design Manual and the Post Construction Stormwater Requirements. 20. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as regulated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City's Website. 21. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 22. The City Arborist shall approve all proposed tree removals prior to building permit issuance, demolition permits, and/or grading permit approvals. The trees may be removed if they are in decline, are creating damage to infrastructure, can't be reasonably protected during demolitions, or are in areas of new construction and new tree plantings. The site development plan and parking layout shall consider potential tree preservations in the final design. 23. Trees located within the building footprints are approved for removal in conjunction with an approved building permit. The other existing sideyard trees shall be retained unless otherwise approved for removal by the City Arborist and Community Development Director. A tree removal proposal may require a report from a certified arborist with a summary of why the trees can't be saved. If approved for removal, compensatory tree planting(s) may be required to the satisfaction of the City Arborist. 24. The building plan submittal shall show all existing and proposed trees. Off-site trees with canopy or root systems located in the area of the new construction shall be shown for reference. The plan shall show all trees to remain and shall include appropriate tree preservation notes. Resolution No. ARC -1006-16 ARC 25-13 (323 Grand Avenue) Page 6 25. The final landscape plan shall agree with the architectural site plan and engineered grading and drainage plan. Plantings proposed for detention basin areas shall be evaluated and approved by the landscape designer and the City of San Luis Obispo. 26. One 15 -gallon street tree shall be required for each 35 linear feet of frontage. The City Arborist shall approve the tree species, planting requirements, and whether the street trees shall be planted in tree wells in the sidewalk area or behind the back of walk in the front yard. 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. Any safety pruning or cutting of substantial roots shall be approved by the city and completed by a city -approved arborist. Code Requirement(s) 28. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 29. Any section of damaged or displaced curb, gutter, sidewalk, or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. 30. Development shall comply with Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternative paving materials are recommended for water quality 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. Alternative paving materials shall be approved to the satisfaction of the Planning Division. Fire Department Condition(s) 31. In addition to the address numbers on the buildings, a monument sign showing the address of each building shall be prominently located as to be clearly visible from Grand Avenue. Code Requirement(s) 32. Approved address numbers shall be placed on all new buildings in such a position to be plainly visible and legible from the street fronting the property. Numbers shall be a minimum of 5" high x 1/2" stroke and be on a contrasting background. 33. Fire protection systems shall be installed in accordance with the CFC and the California Building Code. An approved NFPA 13D systems will be required for each project building. Shop Drawings and Specifications shall be submitted for review and approval prior to installation. At least one pilot head will be required in the attic. Resolution No. ARC -1006-16 ARC 25-13 (323 Grand Avenue) Page 7 34. All new structures shall have ignition resistant siding, Class ` A' roof coverings, and eave and attic vent protection from ember intrusion complying with Chapter 7A of the building code/327R of the CRC in conformance with the City's General Plan — Safety Element and adopted in the City Fire Code. 35. Buildings undergoing construction, alteration or demolition shall be in accordance with Chapter 14 of the CFC. Utilities Department 36. Sheet C-1 does not currently show the sewer laterals that serve either Lot 1 or Lot 4. Sheet C- 1 does not show how water service will be extended from the meter to either Lot 2 or Lot 3. Plans submitted for a building permit shall include a plan that delineates the location of the property's existing and proposed water meter(s), water services, and sewer laterals to the points of connection at the City water and sewer mains. 37. The property's existing sewer laterals 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. 38. Private utility easements shall be provided for water and sewer infrastructure that is proposed to cross property lines (including water service and sewer lateral that crosses Lot 1 to serve Lot 2 and that crosses Lot 4 to serve lot 3). On motion by Commissioner Ehdaie, seconded by Commissioner Curtis, and on the following roll call vote: AYES: Commissioners Andreen, Curtis, Nemcik, Root, Soll, Vice -Chair Ehdaie, and Chair Wynn NOES: None REFRAIN: None ABSENT: None The foregoing resolution was passed and adopted this 4th day of April, 2016. Doug Davi on, Secretary Architectural Review Commission