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HomeMy WebLinkAboutARC-1009-2018 (ARCH-1148-2017 -- 1148 Fernwood)RESOLUTION NO. ARC -1009-18 A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING PLANS FOR A NEW MULTI -FAMILY BUILDING WITH FIVE (5) DWELLING UNITS FOR THE PROPERTY LOCATED AT 1148 FERNWOOD DRIVE WHEREAS, 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, on May 7, 2018, pursuant to a proceeding instituted under application ARCH -1148-2017, Villas at Fernwood LLC, applicant, for the purpose of reviewing plans for a new multi -family building with five (5) dwellings proposed to be constructed at 1148 Fernwood Drive; 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, and WHEREAS, notices of said public hearings were made at the time and in the manner required by law. 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 makes the following findings: a) The project design is consistent with General Plan policies, including those in the Land Use Element (LUE) for Compatible Development (LUE § 2.3.9). The project proposes attached dwellings in a Medium -High Density Residential area. Its design reflects the rhythm of development in the area, and provides an inviting fagade along Fernwood Drive. It is architecturally compatible with its surroundings, and its siting along the southerly portion of the property, and upper -floor setbacks, respects privacy and solar access of neighboring buildings and outdoor areas. b) The project design is consistent with use limitations, development standards, and Inclusionary Housing Requirements set forth in the City's Zoning Regulations. Multi -family dwellings are a permitted use in the Medium -High Density Residential (R-3) Zone. The project is designed at a density of 5 density units, the maximum permitted in the R-3 Zone for the lot size. It complies with standards for yards, coverage, building height, parking, and fence and wall height. Condition "b" requires that the developer of the project to enter into an affordable housing agreement for one dwelling unit or to meet the inclusionary housing requirement through payment of in -lieu fees, as required by Zoning § 17.91.110. C) As conditioned, the project design is consistent with the City's Community Design Guidelines, including guidelines for Infill Development. The project is designed in Resolution No. ARC -1009 (2018 Series) Page 2 an attractive and environmentally sensitive manner that responds to the character and constraints of the site, fits in with site design and architecture in the vicinity, and logically locates site elements for efficient operation (§ 2.1). The building exhibits proper proportion, harmony, simplicity, rhythm, and balance, with carefully selected materials and attention to detailing (§ 2.2) and is compatible with adjacent buildings and those in the immediate neighborhood (§ 5.3). d) As conditioned, the project is consistent with the policies, standards, and limitations established for the Airport Overlay Zone (AOZ) by Zoning Regulations Chapter 17.57: i). The project is not subject to AOZ noise compatibility policies because the project site is not located within an Airport Master Plan EIR Noise Contour (Zoning § 17.57.070). ii). The project complies with AOZ residential density standards (§ 17.57.040) because the proposed residential density conforms to the maximum density standards for the underlying (R-3) Zone. iii). The project complies with airspace protection policies (§ 17.57.060). The tallest structure, the proposed multi -family residential building, is 35 feet in height, and does not have the potential to be considered an obstruction that would constitute a hazard to, or create an unsafe condition for, air navigation. iv). As conditioned, the project complies with AOZ overflight policies (§ 17.57.080). Condition of approval "c" requires that owners of the property provide overflight notification disclosure prior to selling or leasing the property. SECTION 2. Environmental Review. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA). It involves new construction of five dwelling units within a multi -family residential structure in an urbanized area, as described by CEQA Guidelines § 15303 (New Construction — Small Structures). SECTION 3. Action. The Architectural Review Commission hereby grants architectural review approval to the project, subject to the following conditions and code compliance notes: Conditions Note: Mandatory code requirements beyond the scope of these conditions may apply to this project, and compliance with such requirements will be evaluated when final plans for construction permits are reviewed (see Code Compliance Notes, below). Planning (Community Development) a) Conformance to approved plans and conditions. Plans submitted for construction permits shall be in substantial compliance with the plans approved under this application, and with all conditions of project approval. Any change to the approved design, colors, materials, or landscaping, or to any conditions of approval must be Resolution No. ARC -1009 (2018 Series) Page 3 reviewed and approved by the Community Development Director or Architectural Review Commission, as deemed appropriate. A separate full-size sheet shall be included in construction plans, listing all conditions of project approval, with reference made in the margin of the listed conditions as to where in plans requirements are addressed. b) Unit 5 design. The design of Unit 5 (at the east end of the proposed building) shall be modified to provide additional articulation between the first- and second -floor levels, with additional upper -floor setback, particularly on the east building elevation, to achieve apparent scale, massing, and proportion of the gable end of the building that is more compatible with the scale, massing, and proportion of single-family dwellings in the vicinity, to the satisfaction of the Community Development Director. In addition, the design of the unit's porch shall be modified to achieve a scale, detailing, and overall character that is compatible with that of single-family dwellings in the vicinity. C) Overflight Notice. As required by Zoning § 17.57.080 (Overflight Notice), owners of the subject property shall provide overflight notification, and shall record an avigation easement, as described by Policy 0-1 in § 4.6.2 (a) of the Airport Land Use Plan for the San Luis Obispo County Regional Airport. The avigation easement shall be recorded prior to the issuance of any building permit to complete this project. The overflight notification shall be recorded and appear with the property deed. All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) shall receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy the property. d) Fences and walls. Plans submitted for construction permits to complete the project shall include detailed information regarding fencing and walls, and combined fencing and walls (i.e. fencing atop retaining wall) sufficient to evaluate compliance with height limitations (Zoning § 17.16.050), and details regarding material, color, and appearance, sufficient to verify consistency with Community Design Guidelines § 6.1 (B) (Fences and Walls). e) Solid Waste Service — Franchisee agreement. Plans submitted for construction permits to complete the project shall be accompanied by a letter from the City's franchisee (San Luis Garbage Company) confirming that the proposed bin enclosure design and number of bins will accommodate a sufficient solid waste collection service level and will meet their minimum capacity requirements. f) Solid Waste Service — Green Waste. As provided by the City's Development Standards for Solid Waste Services, all routine landscape clippings from the commonly maintained landscaped areas shall be removed to a licensed and permitted green waste recycling facility on at least a weekly basis, to compensate for the lack of a green waste container in the solid waste enclosure area. Resolution No. ARC -1009 (2018 Series) Page 4 g) Solid waste enclosure screening. Plans submitted for construction permits to complete the project shall depict horizontal screening of views into the solid waste enclosure area from upper floors of the proposed dwellings. The size, height, and bulk of the screening shall be kept to the minimum necessary to provide screening for views into the enclosure, and the screening shall be placed in a manner that minimizes its visibility from neighboring property. Materials and colors used for the screening shall be architecturally compatible with the proposed building and site elements, subject to the approval of the Community Development Director. h) Garage door details. Plans submitted for construction permits to complete the project shall include details regarding the design, color, materials, and appearance of the garage doors of all units, to facilitate evaluation of consistency with Community Design Guidelines for garages and carports (§ 5.2 (H)), subject to the approval of the Community Development Director. i) Tree species. The landscape plan shall be modified to substitute an appropriate tree species for the Japanese Maple trees depicted along the north, east, and south property lines on the proposed plan, to the satisfaction of the City Arborist. The replacement species selected must be tolerant of reflective heat, full sun, and wind, and must not exceed a height of 30 feet at maturity. Suggested species include, but are not limited to, Lagerstroemia Faurei (Japanese Crape Myrtle), Cercis Occidentalis (Western Redbud), Callistemon viminalis (Weeping Bottlebrush), and similar species. j) Water Efficient Landscape Standards. Pursuant to Zoning Chapter 17.87 (Water Efficient Landscape Standards), plans submitted for construction permits to complete the project shall include a Landscape Plan, with details about methods of irrigation, accompanied by a calculation of Maximum Applied Water Allowance (MAWA). k) Bicycle Pking. Plans submitted for construction permits to complete the project shall clearly depict on floorplans the location and dimension for storage of at least two bicycles per unit (Zoning § 17.16.060 (G) (2)). Plans shall also include sufficient detail about any proposed bicycle racks installed for the project, sufficient to evaluate the conformance of the facility to Community Design Guidelines for Bicycle Parking (§ 6.3 (F)), subject to the approval of the Community Development Director. 1) Utility and mechaiiical equipment screenin . Plans submitted for construction permits to complete the project shall include details about the location, placement, and screening of utility and mechanical equipment (air conditioners, heating and ventilating equipment, communications equipment, meters and electrical transformers, control boxes, utility poles and lines, etc.), sufficient to evaluate consistency with Community Design Guidelines for such equipment (§ § 6.1 (D) and (G)), subject to the approval of the Community Development Director. Resolution No. ARC -1009 (2018 Series) Page 5 m) Night Sky Compliance. Plans submitted for construction permits shall depict, on building elevation drawings, and include specification, in electrical plan drawings, all exterior lighting fixtures, with sufficient detail to confirm conformance with Night Sky Preservation regulations (Zoning Ch. 17.23). Public Works n) The building plan submittal shall show and note compliance with this ARC entitlement along with any pertinent conditions of parcel map SLO 14-0008 and the recorded Notice of Requirements. o) Park in -lieu fees shall be paid for the 5 new units prior to building permit issuance. P) The building plan submittal shall show and label all existing and proposed easements. The existing 10 -foot P.U.E. and Street Tree easement along Fernwood and the private storm drain easement shall be shown on all pertinent plan sheets. q) Unless otherwise waived by the City Engineer because of utility, street tree, or other conflicts, the existing 4' detached sidewalk shall be upgraded to 5' in width in accordance with ADA and City Engineering Standards. If waived, the ADA sidewalk extension behind the driveway approach shall be 5' to provide the ADA required passing lane. r) The proposed new water services and meter manifolds shall comply with City Engineering Standards #6210 and 46260. No more than four (4) 1" meters may be installed on a single 2" service lateral. (NFPA 13D residential fire sprinkler systems will most likely require a minimum 1" meter.) S) The applicant shall exhaust reasonable efforts to use permeable pavers or permeable concrete for some or all of the drive aisle, v -gutter, and surface parking spaces in accordance with Policy 6.6.6 of the Land Use Element of the City's General Plan, subject to the approval of the Community Development Director. t) The building plan submittal shall include a complete and updated soils report. The soils engineer shall provide a final review or an update letter prior to building permit issuance. The letter shall include a review of any stormwater BMP's including permeable pavers. u) The architectural site plan and civil plans shall show that the concrete trash pick- up apron is extended across the drive aisle so that support is provided for the front wheels of vehicles providing waste collection service to the site (trash, recycle, green waste). V) All new wire utilities shall be placed underground from the existing overhead wiring infrastructure without a net increase in the number of wood poles located within the public right-of-way. Resolution No. ARC -1009 (2018 Series) Page 6 w) The building plan submittal shall include a complete grading, drainage, and erosion control plan. X) The building plan submittal shall include a final drainage and hydrology report showing compliance with the City's Drainage Design Manual, with Post Construction Stormwater Regulations, and with applicable City codes and ordinances. A separate Private Stormwater Conveyance (maintenance) agreement and an Operation and Maintenance (O & M) manual shall be provided in conjunction with the building permit application. Arborist Y) Tree preservation measures shall be shown and noted on final plans submitted for construction permits to complete the project, to the satisfaction of the City Arborist. Plans shall depict and describe tree protection measures for the protection of the 14" eucalyptus tree on the neighboring property to the north at the front the subject property, in compliance with Standard Specifications for Tree Protection. Z) A replacement tree shall be planted north of the new driveway approach, in replacement of the 3" Tristania identified in plans for removal. Transportation aa) Plans submitted for construction permits to complete the project shall include, on the Title Sheet, a calculation of the amount of bicycle parking provided. bb) Bicycle parking provided in the driveway area of the project shall be located at a sufficient distance from vehicle travel paths to avoid damage. Bicycle parking areas should be illuminated (consistent with Night Sky Preservation regulations) to provide sufficient visibility and security. Utilities cc) The proposed utility infrastructure shall comply with the latest Engineering Standards effective at the time the building permit is obtained, and shall have reasonable alignments needed for maintenance of public infrastructure along public roads. dd) Evidence of a private utility easement shall be required for any private sewer services that cross one parcel for the benefit of another, and shall be recorded prior to final issuance of any building permit to complete this project. ee) A new HDPE sewer lateral shall be installed, per Engineering Standards, into the existing sewer main. ff) All dwelling units serviced by a public master meter are to be individually sub - metered with a private meter. Resolution No. ARC -1009 (2018 Series) Page 7 gg) The private irrigation system shall be designed and operated in a manner consistent with that described by recycled water standards in the City's Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water are provided with backflow protection on all potable service connections. Three sets of irrigation plans shall be submitted to the Building Department for review during the City's building permit review process. Indemnity hh) 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 the City shall fully cooperate in the defense against an Indemnified Claim. Cocle Cormplianee Notes Building & Safety Fire a) All dwelling units shall be designed to be "adaptable" for accessibility to persons with disabilities, and one dwelling unit shall be designed to be "accessible" to persons with disabilities, as described in Chapter l IA of the California Building Code. b) Plans submitted for construction permits to complete the project shall depict a fire sprinkler riser room with exterior door access. C) All bedroom rescue or escape windows shall open on to a public way, or a court or yard that has access to a public way. d) Exterior construction materials shall comply with Chapter 7A of the California Building Code, for ignition resistant construction, inclusive of protected eaves and ember intrusion resistant attic and subfloor venting. Housing Programs (Community Development) e) Inclusionary housing. Pursuant to the inclusionary housing requirements set out in Table 2 of the General Plan Housing Element and in § 17.91.040(A) of Zoning Regulations, the project shall provide at least one deed -restricted affordable housing unit, prior to a release of occupancy of the first dwelling in the building, or an in -lieu fee equal to 5% of building valuation shall be paid prior to issuance of a building permit. Resolution No. ARC -1009 (2018 Series) Page 8 Upon motion of Commissioner Rolph, seconded by Commissioner Withers, and on the following roll call vote: AYES: Commrs. Rolph, Withers, Vice -Chair Nemcik, and Chair Root NOES: Commr. Beller ABSENT: Commrs. Smith, Soll The foregoing resolution was adopted this 7th day of May 2018. Doug avids n, Secretary Architectural Review Commission