HomeMy WebLinkAboutARC-1021-18 (ARCH-1019-2017 -- 3725 Orcutt Road)RESOLUTION NO. ARC-1021-18
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE SINGLE-FAMILY
PORTION OF THE SOUTH MORRO'S DEVELOPMENT WITHIN THE
ORCUTT AREA SPECIFIC PLAN, INCLUDING AN EXCEPTION FOR
THE REAR YARD SETBACK. PLANS INCLUDE MINOR EXCEPTIONS
TO DRIVEWAY STANDARDS, THE REAR YARD SETBACK (10-FEET
WHERE 20-FEET IS NORMALLY REQUIRED) AND INCLUDES A
TEMPORARY SALES OFFICE DURING CONSTRUCTION, IN
ACCORDANCE WITH THE MITIGATED NEGATIVE DECLARATION
ER-137-11 ADOPTED BY CITY COUNCIL RESOLUTION NO. 10462
(2013 SERIES), AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED NOVEMBER 19, 2018 (3725 ORCUTT ROAD,
ARCH-1019-2017)
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, on May 6, 2013, and continued the project to a date uncertain with six directional items,
pursuant to a proceeding instituted under ARC 137-11, Wingate Holdings, LLC, applicant; and
WHEREAS, the Planning 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 August 28, 2013, and recommended approval of the subdivision and
environmental determination, pursuant to a proceeding instituted under TR/ER 137-11, Wingate
Holdings, LLC, 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 October
1, 2013, approving the Vesting Tentative Tract Map 3044 adopted through City Council
Resolution No. 10462 (2013 Series) pursuant to a proceeding instituted under TR/ER 137-11,
Wingate Holdings, LLC, applicant; and
WHEREAS, the Community Development Director 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 November 27, 2017, for the purpose of considering a vesting tentative
parcel map to re -subdivide 35 parcels into 7 parcels pursuant to a proceeding instituted under
SBDV-1142-2017; Andrew Mangano, applicant, and;
WHEREAS, the Community Development Director of the City of San Luis Obispo
approved a fence height exception on September 24, 2018, for fences on top of retaining walls,
pursuant to a proceeding instituted under FNCE-1765-2018; WCP Developers, LLC, applicant;
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
Resolution No. ARC-1021-18
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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 grants final
approval to the project (ARCH-1019-2017), based on 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 respects site
constraints and will be compatible with the scale and character of the neighborhood.
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 6.10).
3. The project is consistent with Housing Element Policies 6.1 and 7.4 because the project
supports the development of more housing in accordance with the assigned Regional
Housing Needs Allocation and establishes a new neighborhood, with pedestrian and bicycle
linkages that provide direct, convenient and safe access to adjacent neighborhoods.
4. As conditioned, the project design is consistent with the Community Design standards of
the - Orcutt Area Specific Plan (OASP), and consistent with the Community Design
Guidelines for multi -family housing design and Infill Development because the
architectural styles are complementary to the surrounding neighborhood including site
design, roofing style, front porches, balconies, siding materials, finish, and scale. 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.
5. As conditioned, the rear yard setback exception of 10 feet where 20 feet is normally
required by the OASP is consistent with the 2015 Zoning Regulations which stipulate that
other yards may be reduced in new subdivisions where there is a separation of at least 10
feet between buildings on adjacent lots. The exceptions are limited to covered patios in the
rear yard which maintains a separation greater than 10 feet from the property line and any
existing or potential buildings on any adjacent lots.
6. As conditioned, the driveway exception of 18.5 feet where 20 feet is normally required (as
measured from the ADA apron) is appropriate because the 18.5 feet is, the minimum
distance where a vehicle will not overhang the sidewalk.
7. As conditioned, the proposed model home sales office is appropriate at the proposed
location and will be compatible with surrounding land uses, since the use is limited to the
period of time when initial home sales are occurring.
SECTION 2. Environmental Review. On March 2, 2010 the City Council certified the
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Final EIR for and approved the GASP. This action by the City Council included approval of
both text and map amendments to the City's General Plan, and rezoning the subject site to R-2-
SP and R-3-SP (Medium Density & Medium -High Density Residential). On November 16, 2011
the OASP area was annexed into the City of San Luis Obispo. On October 1, 2013, the City
Council adopted the Tiered Initial Study and Mitigated Negative Declaration for the
development of the subject property (ER 137-11) through Resolution No. 10462 (2013 Series) to
document its consistency with the OASP and to identify the required mitigation measures from
the EIR that applied to this development site. The project is consistent with the adopted
Mitigated Negative Declaration, all mitigation measures adopted as part of the OASP 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 Division
1. 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
associated conditions, mitigation measures, 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.
2. The project shall comply with all mitigation measures and conditions, applicable to the
project site, established under City Council Resolution No. 10462 (2013 Series) and FNCE-
1765-2018.
3. Lots 11 through 16 shall be limited to Plan Types 1 and 2, units located on these lots shall
not be designed to have or provide balconies or upper level decks facing the rear yard of the
properties. Window sizing and placement on these lots shall be designed for privacy to the
greatest extent possible, subject to the satisfaction of the Community Development
Director.
4. Lots 16, 24, 33, 34, and Parcel 6 shall not consist of the Spanish Styles for Plan Types 2,
and 3, unless additional articulation is incorporated into the design, subject to the
satisfaction of the Community Development Director.
5. Plan Types that include shutters shall be designed to be operable or appear as operable,
building details and materials should be authentic and integrated into the building design,
and should not appear as artificial, subject to the satisfaction of the Community
Development Director.
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6. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application. The applicant
shall note the use of smooth finish stucco on the building plans to the satisfaction of the
Community Development Director.
7. Plans submitted for a building permit shall include driveway designs with alternative
pavement such as stamped/colored concrete, paving stones, tiles, bricks or other approved
permeable or decorative paving materials in accordance to Orcutt Area Specific Plan Design
Guideline 3.3, to the satisfaction of the Community Development and Public Works
Directors.
8. 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. Plans shall demonstrate the use of high -quality materials for the windows
that reflect the architectural style of the project and are compatible with the neighborhood
character, to the satisfaction of the Community Development Director.
9. 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 ensure
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.
10. All ducts, meters, air conditioning equipment, and all other mechanical equipment, whether
on the ground, on the structure or elsewhere, shall be screened from public view with
materials architecturally compatible with the main structure. Public view includes the
existing views from all public streets and sidewalks. Gas and electric meters, electric
transformers, and large water piping systems (backflow prevention devices) shall be
completely screened from public view with approved architectural features and/or landscape
plantings and/or placed on the interior of the structure.
11. Plans submitted for construction permits shall 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), except those
identified in the Retaining Wall Exhibit attached to the staff report dated September 24,
2018 (FNCE-1765-2018). Walls and fences should remain as low as possible, long expanses
of fence or wall surfaces shall be offset and architecturally designed to prevent monotony.
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12. The proposed sound walls along Orcutt Road require a fence height exception, the sound
walls shall be modified to comply with the fence height standards or the applicant may
apply for a modification to the previously approved fence height exception application to
include the request for the sound walls, subject to the satisfaction of the Community
Development Director.
13. 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. Landscaping plans shall include the following information, at a minimum:
a. The species, diameter at breast height, location, and condition of all existing trees;
b. Identification of trees that will be retained, removed, or relocated;
c. Location and size of plant and tree species proposed to be planted;
d. The location of proposed utilities, driveways, street tree locations, and the size and
species of proposed street trees; and
e. A reclaimed water irrigation plan.
14. The use of the model homes as a sales office and showroom shall last no longer than such a
time when all of the lots within the South Morros development have been sold, or at an
earlier date at the discretion of the developer.
15. The proposed conversion of the garage and parking lot to provide a showroom and sales
office shall obtain a blue card inspection by all applicable City departments, and be cleared
for occupancy by the Building Division, prior to official use as a showroom and sales office.
16. A separate permit shall be obtained for the construction and demolition of the temporary
sales office and showroom and parking lot improvements. The parking lot plan shall
include dimensions for parking spaces and bay width in accordance with the City's Parking
& Driveway Standards, and ADA requirements.
17. The model homes, showroom and sales office shall be connected to city sewer and water,
and those services shall be operating, before they are used as model homes, showroom and
sales office. A restoration guarantee shall be provided for the model homes and parking
areas to the satisfaction of Community Development Department. Purchasers of residential
units adjacent to the model homes shall be advised in writing that the model homes have
been approved and may be used as such after said purchasers have occupied their own units.
18. There shall be no banners, flags, bunting strips, whirligigs, sandwich board signs or other
attention -getting devices of any kind on the premises. The applicant shall submit a program
for all temporary signage related to home sales within the development. Signs shall be of a
coordinated design and appropriately scaled. The plans need to show locations of all
proposed signs and provide dimensioned design details including colors and materials. Off -
site signage is not allowed.
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19. Pursuant to Section 17.86.010B.5 of the City of San Luis Obispo Municipal Code, prior to
the issuance of construction permits a covenant .agreement shall be recorded which discloses
the building plans which include Accessory Dwelling Units, agreeing that the property will
be owner -occupied. This agreement shall be recorded in the office of the County Recorder
to provide constructive notice to all future owners of the property. If owner occupancy is not
possible, then the use will terminate, and the structure will be returned to a condition
compliant with applicable regulations, to the satisfaction of the Director.
Housing Division — Community Development Department
20. To satisfy the City's Inclusionary Housing Requirements associated with the project the
applicant shall dedicate affordable housing unit(s) consistent with Table 2 and Table 2A of
the City's General Plan Housing Element and the current City's Affordable Housing
Standards. Prior to the issuance of construction permits, the City and the project owners
shall enter into an Affordable Housing Agreement, to be recorded in the Office of the San
Luis Obispo County Recorder.
21. The Affordable Housing Agreement shall specify, but not limited to, mechanisms and
procedures to assure the continued affordability and availability of a minimum of five
dwelling units to moderate income households located within the R-2 zone, and three
dwelling units to low income households located within the R-3 zone, to the satisfaction of
the Community Development Director. The agreement shall also set forth those items
required by Section 17.90.030(B).
Engineering Division — Community Development/Public Works
22. The individual building site development plans shall show and note conformance with the
approved subdivision improvement plans and stormwater compliance strategy. The plans
shall show all existing utility points of connection, frontage improvements, and site
drainage. The plans shall show the garage setback from property lines and setback to the
back of sidewalk.
23. The individual site development plans shall show and note compliance with Low Impact
Development (LID) strategies in accordance with the approved Stormwater Control Plan
and to the satisfaction of the City. LID strategies include but are not limited to
disconnecting roof drains, directing improved drainage to designed landscape areas or
cisterns, and the use of permeable pavers for driveways, walkways, and patios.
Building Division — Community Development Department
24. Eave projections less than 2 feet to the property line are not permitted, 2016 CRC Table
R302.1 (1), subject to the satisfaction of the Chief Building Official.
25. The City of San Luis Obispo is considered a community at risk due to the threat of wildfire
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impacting the urban community. New single-family residences shall comply with the
provisions of R337 for Roofing materials, underlayment, flashing, gutters and ventilation.
26. New one -and two-family dwellings and townhouses with attached garages shall be designed
to facilitate future installation and use of EV (electric vehicle) chargers.
27. Solar ready buildings are required for new single-family residences located in a subdivision
with ten or more residences, CEnC 110.10.
Indemnification
28. 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.
On motion by Commissioner Beller, seconded by Commissioner Smith, and on the
following roll call vote:
AYES: Commissioners Rolph, Withers, Vice -Chair Nemcik, and Chair Root
NOES: None
REFRAIN: None
ABSENT: Commissioner Soll
The foregoing resolution was passed and adopted this 191h day of November, 2018.
Douglas Davidson, Secretary
Architectural Review Commission