HomeMy WebLinkAboutARC-1018-16 (ARCH-3370-2016 -- 3175 Violet Street)RESOLUTION NO. ARC -1018-16
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING A NEW AFFORDABLE HOUSING
PROJECT THAT CONSISTS OF FOUR NEW BUILDINGS THAT
INCLUDE 36 RESIDENTIAL UNITS AND A REQUEST TO REDUCE THE
STREET YARD TO 10 FEET FOR A PORTION OF THE BUILDING
ALONG VIOLET STREET, WHERE 15 FEET IS NORMALLY
REQUIRED, IN ACCORDANCE WITH THE MITIGATED NEGATIVE
DECLARATION ER -120-13 CITY COUNCIL RESOLUTION NO. 10512
(2014 SERIES), AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED SEPTEMBER 12, 2016 (3175 VIOLET STREET
ARCH -3370-2016)
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 April 15,
2014, approving the proposed revised map and modified conditions of Vesting Tentative Tract
Map 2353 adopted through City Council Resolution No. 10512 (2014 Series) originally approved
through City Council Resolution No. 9777 (2006 Series) pursuant to a proceeding instituted under
MOD/TR/ER 120-13, Mangano Homes Inc., applicant; and
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 March 21, 2016, for the purpose of considering a conceptual review of the
project, pursuant to a proceeding instituted under ARCH -2663-2016, SLO Non -Profit Housing
Corp., applicant; and
WHEREAS, the Airport Land Use Commission of the County of San Luis Obispo
conducted a public hearing in the Board of Supervisors Chambers of the County Government
Center, 1055 Monterey Street, Room D170, San Luis Obispo, California, on April 20, 2016, which
determined that the proposed density bonus is consistent with the Airport Land Use Plan, pursuant
to a proceeding instituted under, HASLO Project, SLO Non -Profit Housing Corp., applicant; and
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 September 12, 2016, pursuant to a proceeding instituted under ARCH -
3370 -2016, SLO Non -Profit Housing Corp., 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
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the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH -3370-2016), based on the following findings:
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 site
constraints and the scale and character of the neighborhood.
2. The project is consistent with the Housing Element because the project provides a variety of
residential types, sizes, and styles of dwellings (HE 5.4). The project supports Housing
Element Policies related to inclusion and expansion of affordable housing units within the
City (HE 1. 1, 1.2, 2.1, 2.2, 7.1, 7.2, and 8.1)
The project is consistent with the Conservation and Open Space Element policy 4.4.3 because
the project promotes higher -density, compact housing to achieve more efficient use of public
facilities and services and to improve the City's jobs/housing balance.
4. The project is consistent with the Margarita Area Specific Plan because the project site is one
of two sites dedicated to provide a minimum of 40 affordable dwellings within the housing
tracts of the western enclave of the Margarita Area (Tract 2343, 2353, & 2428).
5. The design of the project is consistent with the Community Design standards of the Margarita
Area Specific Plan and has been designed in accordance with the Spanish architectural style
which is an appropriate architectural style for all land use types within the Margarita Area.
The project design incorporates articulation, massing, and a mix of color/finish materials that
are compatible with the neighborhood and complementary to other development within the
immediate vicinity.
Density Bonus
6. The proposed project will provide quality affordable housing consistent with the intent of
Chapter 17.90 of the Municipal Code, and the requested density bonus and reduction to site
development standards is necessary to facilitate the production of affordable housing units.
7. The Margarita Area Specific Plan limits the locations of density bonuses within Residential
Development Areas due to the need of consistency with the County Airport Land Use Plan,
density bonuses are only available in the areas identified in Figure 5 of the Plan. On April 20,
2016 the Airport Land Use Commission held a pre -application review and unanimously
determined that the proposed density bonus for the project site was consistent with the Airport
Land Use Plan. The proposed density bonus of 35 percent is consistent with the General Plan
Land Use Element 2.4.2 for providing density bonuses on a receiving site within an expansion
area.
Building Height, Mass and Scale
8. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the streets appearance because the site is physically suited
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for the proposed type of development allowed in the R -3 -SP zone. The project is consistent
with the Community Design Guidelines because the development is designed in a manner
that does not deprive reasonable solar access to adjacent properties by providing greater
setbacks than what is required for majority of the buildings mass along the street frontage that
also incorporates vertical and horizontal wall plan offsets that provide high-quality and
aesthetically pleasing architectural design.
9. The proposed height, mass and scale of the project is necessary to provide additional dwelling
units to be dedicated affordable for "low & very low" income households.
Setback Exception
10. The setback reduction will not constitute a grant of special privilege of an entitlement
inconsistent with the limitations upon other properties in the vicinity as the setback reduction
is consistent with the development pattern of adjacent properties with the similar zoning
which allow 10 -foot street yard setbacks for front porches.
11. Granting of the five-foot setback reduction for Building 3 will not alter the overall character
of the neighborhood or the streets appearance because the proposal is minor and the setback
reduction will allow reasonable development of the project site.
12. The project will not deprive adjacent properties of reasonable solar access because the portion
of the structure requiring a setback reduction will cast no greater shadow as the highest point
of the structure is setback from the property line of the closest adjacent structure greater than
what is required by the setback/height requirements of the Margarita Area Specific Plan. No
useful purpose would be realized by requiring full setbacks because no significant fire
protection, emergency access, privacy or security impacts are anticipated.
SECTION 2. Environmental Review. On October 12, 2004, the City Council certified the
Final Program EIR for the Margarita Area Specific Plan through Council Resolution 9615 (2004
Series). On April 15, 2014 the City Council adopted the Tiered Initial Study and Mitigated
Negative Declaration (ER -120-13) which addressed the changes and revisions to Tract #2342 &
#2353. The City Council Resolution No. 10512 (2014 Series) incorporates all revised mitigation
measures and supersedes in their entirety the previously approved mitigation measures approved
by Council Resolution No. 9777 (2006 Series). The City Council Resolution No. 10512 includes
Condition #48 which requires that Lot 108 of Tract #2353 is to be dedicated for affordable housing
to provide for the required affordable units for both Tract #2342 & #2353. The project is consistent
with the adopted Mitigated Negative Declaration, all mitigation measures adopted as part of the
MASP EIR and Subsequent Tiered MND that are applicable to the proposed project are carried
forward and applied to the proposed project to effectively mitigate the impacts that were previously
identified.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions;
Planning
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
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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 and code requirements of project approval listed as sheet number 2. 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.
3. The project shall comply with all mitigation measures and conditions, applicable to the
project site, established under City Council Resolution No. 10512 (2014 Series).
4. In order to qualify for the parking requirements established in the Zoning Regulations Section
17.16.060K (Low -Income Housing Parking) the proposed residential units are limited to "low
& very low" income households. To provide housing for "moderate" income households the
applicant shall demonstrate compliance with the parking requirements provided in Chapter
17.90 of the Zoning Regulations or request an Alternative Incentive for parking requirements.
5. Continued affordability provisions shall be developed to assure units remain affordable to
residents that earn low and very low incomes. The continuance of affordability shall be
subject to review and approval by the Community Development Director prior to issuance of
building permits.
6. Prior to issuance of a building permit, the applicant shall provide the project's Covenants,
Conditions & Restrictions (CC & R's) to demonstrate compliance with notification
requirements related to noise associated with the San Luis Obispo Airport, as discussed by
the Airport Land Use Commission on April 20, 2016, to the satisfaction of the Community
Development Director.
7. The applicant shall submit building plans that include a trash enclosure design that is finished
with high quality materials to match the architecture of the project buildings; design of the
enclosure is subject to the Community Design Guidelines and to the satisfaction of the
Community Development Director.
8. 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).
9. Plans submitted for a building permit shall call out the colors and materials of all proposed
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building surfaces and other improvements. Colors and materials shall be as shown on the
color elevation submitted with Architectural Review application. The applicant is encouraged
to further explore the opportunity to include more articulation on the surfaces of the elevations
through additional tilework, accent pieces, accent colors, decorative iron, trellises and "Juliet
balconies" where neighborhood privacy is not an issue, to the approval of the Community
Development Director.
10. The proposed stucco walls shall have a smooth, hand -troweled or sand finish appearance, to
the satisfaction of the Community Development Director. This shall be noted on plans
submitted for a building permit.
11. 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.
12. 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).
13. 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.
14. 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.
15. 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. The
applicant shall meet with the City Arborist to identify and implement best methods for
successful future screening of the sloped planting areas, including but not limited to, tree size,
tree species, soil amendments and irrigation, with the performance goal of fast maturity of
screening on the steeper slope, to the satisfaction of the Public Works Director and the
Community Development Director.
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16. 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, 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.
Engineering Division — Public Works/Community Development Department
17. 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
18. The building plan submittal shall include the dimensions and bearings for all property lines
for reference.
19. The building plan submittal shall show the existing driveway approach to be abandoned and
replaced with curb and gutter per City Engineering Standards.
20. The new driveway approaches shall be designed to comply with current standards. The
current City and ADA standard requires a 4' accessible sidewalk extension behind the ramp.
21. The building plan submittal shall show and dimension the 60' right-of-way width for both
Violet St. and Plum St. on the site plan. Show the 30' dimension of the centerline to property
line, 18' centerline to face of curb, and 12' from face of curb to property line dimensions for
reference.
22. The building plan submittal shall show the development of the driveway and parking areas to
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.
23. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. The
respective refuse storage area and on-site conveyance shall consider convenience, aesthetics,
safety, and functionality. The design of the trash enclosure shall show compliance with
Engineering Standards 1010.B for drainage requirements.
24. 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
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and overhead services shall be shown along with any proposed alterations or upgrades.
Services to the new structures shall be underground. All work in the public right-of-way shall
be shown or noted.
25. The building plan submittal shall verify the location of all existing utilities stubbed into the
site in accordance with the approved Tract 2353 Improvement Plans. Any existing utility
connections that are not proposed to be used shall be abandoned per City Engineering
Standards.
26. The building plan submittal shall show the separation between the recycled water hydrant and
driveway approach off of Plum Street to be in compliance with City Engineering Standards
and to the satisfaction of the Public Works Department and the Utilities Department.
27. The building plan submittal shall show the recycled water landscape meter and service to be
installed per City Engineering Standards and to the satisfaction of the Public Works
Department and the Utilities Department.
28. The building plan submittal shall show the location of the fire service lateral, double-check
assembly, and fire department connection (FDC) on the site utility plan. Show the location
of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the
Planning Divisions architectural guidelines. Provide access to the fire riser and appurtenances
in accordance with the UFC and as approved by the Fire Marshal. Clarify to the satisfaction
of the Fire Marshal whether an FDC should be provided at the double-check assembly or on
the building.
29. This development shall comply with the Waterway Management Plan. The building plan
submittal shall include a final drainage report in accordance with the Waterway Management
Plan Volume III, Drainage Design Manual and the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board. The drainage
report shall consider the upslope historic drainage tributary to the property that may need to
be accepted and conveyed along with the improved on-site drainage.
30. The building plan submittal shall include a complete grading, drainage and erosion control
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 accepted and conveyed
along with the improved on-site drainage. This development may alter and/or increase the
storm water runoff from this site or adjoining sites. 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.
31. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for redeveloped
sites, to the approval of the Public Works Director. Include a complete Post Construction
Stormwater Control Plan Template as available on the City's Website.
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32. 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.
33. EPA Requirement: General Construction Activity Storm Water Permits are required for all
storm water discharges associated with a construction activity where clearing, grading or
excavations result in land disturbance of one or more acres. Storm water discharges of less
than one acre, but which is part of a larger common plan of development or sale, also requires
a permit. Permits are required until the construction is complete. To be covered by a General
Construction Activity Permit, the owner(s) of land where construction activity occurs must
submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State
Regional Water Quality Control Board. An application is required to the State Board under
their recently adopted Stormwater Multi -Application, Reporting, and Tracking System
(SMARTS).
34. The building plan submittal shall include a copy of the Storm Water Pollution Prevention Plan
(SWPPP) for reference. Incorporate any erosion control measures into the building plans as
required by the Board, identified in the SWPPP, and in accordance with Section 10 of the
city's Waterways Management Plan. The building plan submittal shall include reference to
the WDID number on the grading and erosion control plans for reference.
35. The building plan submittal shall show all existing and proposed street trees. One 15 -gallon
street tree is required for each 35 linear feet of frontage. Tree species and planting
requirements shall be in accordance with City Engineering Standards.
Utilities Department
36. The site is within the City's Water Reuse Master Plan area and landscape irrigation for the
project shall utilize recycled water with a separate metered water service to the existing
recycled water line located at the intersection of Plum and Aster streets. The irrigation system
shall be designed and operated as described consistent with recycled water standards in the
City's Procedures for Recycled Water Use, including the requirement that sites utilizing
recycled water require backflow protection on all potable service connections. Sheet P8 shows
four potable water metered connections which will require backflow devices. Three sets of
irrigation plans shall be submitted to the Building Department for review during the City's
building permit review process.
37. The applicant proposes to utilize an existing recycled water wharf head location on the City's
existing recycled water distribution main for a new metered connection. An isolation valve
shall be installed on the 4" recycled water main at the intersection of Aster and Plum streets.
38. Project shall include a master water meter with privately owned sub -meters provided for each
unit. The sub -meters shall be read by the property management and each unit billed according
to water use.
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Code Requirements
Utilities Department
1. Potable city water shall not be used for major construction activities, such as grading and dust
control, as required under Prohibited Water Uses; Chapter 17.07.070.0 of the City's Municipal
Code. Recycled water is available through the City's Construction Water Permit program.
Information on the program is available at:
littp://www.slocity.or&y/home/showdoctiment?id=5909
Building Division — Community Development Department
2. Verify plans clearly show the applicable codes for this project. The adopted codes are the
2013 CA Building Codes and the San Luis Obispo Municipal Code.
3. New buildings citywide shall incorporate the following construction methods and materials:
Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one
"pilot head"); Ember resistant vent systems for attics and under floor areas, protected eaves,
and Class `A' roof coverings as identified in the California Building Code Chapter 7A.
On motion by Commissioner Root, seconded by Commissioner Andreen, and on the
following roll call vote:
AYES: Commissioners Andreen, Nemcik, Root, Soll, Vice -Chair Ehdaie, and Chair Wynn
NOES: None
REFRAIN: None
ABSENT: None
The foregoing resolution was passed and adopted this 12th day of September, 2016.
Tyler Corey, S tart'
Architectural iew Commission