ARC 2019-11-18_8a Cherry Creek Lot 14MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: ANDREW PEREZ, ASSISTANT PLANNER
SUBJECT: CONSIDERATION OF ARCHITECTURAL REVIEW 19-004;
DATE:
CONSTRUCTION OF ONE (1) NEW 1,951 SQUARE FOOT SINGLE
FAMILY HOME; LOCATION – LOT 14 OF TRACT 2653; APPLICANT –
HUASNA DEVELOPMENT COMPANY; REPRESENTATIVE – MARK
VASQUEZ, DESIGN GRAPHICS
NOVEMBER 18, 2019
SUMMARY OF ACTION:
Recommendation of approval to the Community Development Director will allow for the
construction of a new home on a vacant lot in the Cherry Creek subdivision.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended the Architectural Review Committee (ARC) review the proposed
project and make a recommendation to the Community Development Director.
BACKGROUND:
The subject property is Lot 14 of the Tract 2653 “Cherry Creek” subdivision and is
zoned Single Family (SF) (Attachment 1). The subdivision was approved by the City
Council on November 28, 2006, creating twenty-eight (28) new lots for individual
construction. The proposed project shall conform to development standards as
approved by City Council Resolution No. 3972 (Attachment 2). The project is also
subject to the Cherry Creek Design Guidelines (“Design Guidelines”) (Attachment 3). As
required by the Cherry Creek subdivision approval, the Architectural Review Committee
is required to consider the applicant’s final design, exterior colors, and materials of the
homes in the context of the Cherry Creek Design Guidelines.
ANALYSIS OF ISSUES:
Project Description
The applicant is proposing to construct a new one-story, 1,951 square foot, three (3)
bedroom, two and a half (2½) bathroom home on a vacant parcel located at the corner
of Stillwell Drive and Myrtle Street. The proposed dwelling meets all applicable
development standards approved through the adoption of Resolution No. 3972 and the
Item 8.a - Page 1
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW 19-004
NOVEMBER 18, 2019
PAGE 2
Design Guidelines, including FAR, lot coverage, height, setbacks, and parking. These
are shown in Table 1 below.
Table 1: Site Development Standards for the SF Zoning District
Development
Standards
SF District Project Site Notes
Minimum
Building Site
7,200 sq. ft. 7,098 sq. ft. Deviation from
standards allowed by
approved PUD.
Minimum lot
width
70’ 95’ Deviation from
standards allowed by
approved PUD
Minimum lot
depth
100’ 64’ Deviation from
standards allowed by
approved PUD
Minimum front
yard setback
20’ 15’ Deviation from
standards allowed by
approved PUD
Minimum
interior side
yard setback
5’ 7’ Code met
Minimum street
side yard
setback
15’ 10’ Deviation from
standards allowed by
approved PUD
Minimum rear
yard setback
10’ 10’ Code met
Maximum lot
coverage
40% 40% Code met
Maximum Floor
Area Ratio
.4 .27% Code met
Maximum height
for buildings
30’ or 2 stories,
whichever is less
20’ Code met
Minimum
distance
between
buildings
10’ N/A N/A
Architectural Character
The Cherry Creek Design Guidelines were prepared with custom designs in mind and to
ensure that strong design continuity would be maintained throughout the development.
The Lot 14 home is proposed to be a standard Craftsman style. The homes on the
adjacent parcel and across the street from the subject property are also developed with
Craftsman style homes. The proposed house is oriented towards the Stillwell Drive, with
a two-car garage door and covered front porch framing the front elevation of the home.
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ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW 19-004
NOVEMBER 18, 2019
PAGE 3
The wraparound porch softens the building mass and provides articulation as called for
in the Design Guidelines. The recessed garage also helps soften the massing,
and prevents the garage from dominating the front elevation. The design includes a
gable roof that is commonly found on Craftsman style homes. The design of
the entry is emphasized by having it recessed from both the Stillwell and Myrtle
Street facades. The columns and railing utilized add interest and further articulation of
each façade.
Board and batten siding is proposed as the primary cladding material with
ledgestone veneer serving as an accent material as a wainscot and wrap for the lower
portion of the front porch columns. Dimensional shingles are proposed for the
roofing material in accordance with the Design Guidelines. Exposed roof beams
and rafter tails provide additional architectural detail as called for in the Design
Guidelines. The Design Guidelines encourage traditional color palettes that include a
body color and a series of accent colors. The applicant proposes a brown color for
the body of the structure and white as an accent color to be used on the fascia,
trim, window frames, and porch columns. A darker brown is proposed for the front
and garage doors and the stone veneer further help create a traditional look while
not conflicting with the other homes in the neighborhood (Attachment 4).
Landscaping
The applicant proposes a variety of low-growing grasses and shrubs in the front yard
to complement the existing landscaping on the Myrtle Street frontage. A ‘Flowering
Pear’ is also proposed as a new street tree as well. The landscaped area is greater
than 500 square feet; therefore, it will need to comply with the State Model
Water Efficient Landscaping Ordinance. Compliance will be verified prior to building
permit issuance.
ADVANTAGES:
The proposed project complies with the Cherry Creek Design Guidelines and
is compatible with other homes in the neighborhood.
DISADVANTAGES:
None identified.
ENVIRONMENTAL REVIEW:
The project was reviewed in accordance with the California Environmental Quality
Act (CEQA) and determined to be categorically exempt per Section 15303(a) of
the Guidelines regarding construction of single-family residences in a residential
zone. .
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on the City’s website in accordance
with Government Code Section 54954.2.
Item 8.a - Page 3
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF ARCHITECTURAL REVIEW 19-004
NOVEMBER 18, 2019
PAGE 4
ATTACHMENTS:
1. Project Location
2.Council Resolution No. 3972
3.Cherry Creek Design Guidelines
4.Color Board
5.Project Plans
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ATTACHMENT 1
Item 8.a - Page 5
RESOLUTION NO. 3972
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO
GRANDE APPROVING VESTING TENTATIVE TRACT MAP 04-002 AND
PLANNED UNIT DEVELOPMENT 04-002, FOR PROPERTY LOCATED
BETWEEN EAST CHERRY AVENUE AND MYRTLE STREET, APPLIED
FOR BY CREEKSIDE ESTATES OF ARROYO GRANDE, LLC
WHEREAS, the City of Arroyo Grande Zoning Map indicates that the subject nine (9)
acre property is located in the Residential Rural (RR) zoning district; and
WHEREAS, the City introduced an Ordinance implementing Development Code
Amendment No. 06-003 on November 14, 2006 to change the zoning to Single Family
Residential (SF) consistent with the City's General Plan; and
WHEREAS, the City Council has considered Vesting Tentative Tract Map 04-002 and
Planned Unit Development 04-002 to subdivide a nine (9) acre site into thirty (30)
residential lots and four (4) open space lots; and
WHEREAS, the City Council has held duly-noticed public hearings on these applications
in accordance with the Development Code of the City of Arroyo Grande; and
WHEREAS, the City Council has reviewed and considered the information and public
testimony presented at the public hearing, staff report, and all other information and
documents that are part of the public record; and
WHEREAS, the City Council finds, after due study, deliberation and public hearing, the
following circumstances exist:
1. Based on the information contained in the staff report and accompanying
materials, the proposed Vesting Tentative Tract Map and Planned Unit
Development ("the proposed project") is consistent with the goals, objectives,
policies, plans, programs, intent, and requirements of the General Plan.
2. The proposed project will not adversely affect the public health, safety, and welfare
or result in an illogical land use pattern because all street, drainage, water, sewer,
agricultural buffer, and conservation/open space considerations will be
coordinated.
3. The proposed project is consistent with the purpose and intent of the Development
Code because the Zoning Map wili be brought into consistency with the General
Plan designation for the subject property.
4. The potential environmental impacts of the proposed project are insignificant or
can be mitigated to a less than significant level.
ATTACHMENT 2
Item 8.a - Page 6
RESOLUTION NO. 3972
PAGE 2
Tentative Tract Map Findings:
1. The proposed Tentative Tract Map is consistent with the goals, objectives, policies,
plans, programs, intent, and requirements of the Arroyo Grande General Plan and
the text and requirements of the Development Code because the tentative map
would allow the project area to be developed at a density and with uses that are
consistent with the City's General Plan Land Use Element and Single-Family (SF)
zoning designation.
2. The site, as shown on the tentative tract map, is physically suitable for the type of
development and density proposed because all necessary easements, access,
parking, open space, and setbacks can be provided.
3. The design of the tentative tract map or the proposed improvements are not likely
to cause substantial damage to the natural environment, including fish, wildlife or
their habitat, with implementation of mitigation measures contained in the Mitigated
Negative Declaration.
4. The design of the subdivision or proposed improvements is not likely to cause
public health problems because adequate sewer, water, and drainage facilities are
provided.
5. The design of the tentative tract map or the type of improvements will not conflict
with easements acquired by the public at large for access through, or use of,
property within the proposed tentative tract map or that alternate easements for
access or for use will be provided, and that these alternative easements will be
substantially equivalent to ones previously acquired by the public. The property,
has access to public roads.
6. The discharge of waste from the proposed subdivision into an existing community
sewer system will not result in violation of existing requirements a prescribed in
Division 7 (commencing with Section 13000) of the California Water Code.
7. Adequate public services and facilities exist or will be provided as the result of the
proposed tentative tract map to support project development. The tentative tract
map is located adjacent to all necessary public facilities and will not negatively
affect the adequacy of those facilities.
Planned Unit Development Findings:
1. The proposed development is consistent with the goals, objectives, and programs
of the Arroyo Grande General Plan. The proposed development of thirty (30) units
is allowed in the SF-MD land use category.
2.The project site is adequate in size and shape to accommodate said use and all
yards, open spaces, setbacks, walls and fences, parking areas, landscaping,
agricultural buffer and other features required by the Development Code. The
proposed development provides an adequate amount of open space based on the
Item 8.a - Page 7
RESOLUTION NO. 3972
PAGE 3
proposed density. The development has been designed so that each unit has an
average of approximately 4,000 square feet of private open space and over two (2)
acres will be dedicated as common open space.
3. The site for the proposed development has adequate access, meaning that the
site design and development plan conditions consider the limitations of existing
streets and highways.
4. Adequate public services exist, or will be provided in accordance with the
conditions of the development plan approval, to serve the proposed development;
and that the approval of the proposed development will not result in a reduction of
public services to properties in the vicinity so as to be a detriment to public health,
safety, and welfare. The proposed development is adjacent or in close proximity to
all necessary public services. The proposed development will not cause a
reduction in these services or other properties in the vicinity so as to be a detriment
to public health, safety or welfare.
5. The proposed development, as conditioned, will not have a substantial adverse
effect on surrounding property, or the permitted use thereof, and will be compatible
with the existing single-family residential use in the surrounding area. The
proposed one hundred and thirty foot (130') wide agricultural buffer with sixty- to
eighty-foot (60'-80') wide landscape strip, fencing along the agricultural property,
and eight-foot (8') tall masonry wall adjacent to the new residential development
will adequately separate conflicting Agricultural and residential uses.
6. The improvements required, and the manner of development, adequately address
all natural and man-made hazards associated with the proposed development of
the project site, including, but not limited to, flood, seismic, fire and slope hazards.
7. The proposed development carries out the intent of the Planned Unit
Development provisions by providing a more efficient use of the land and an
excellence of design greater than that which could be achieved through the
application of conventional development standards. The proposed development
provides a more efficient use of the land than could be achieved through the
strict application of the SF zoning district by allowing the property to be
subdivided in a manner consistent with and reflective of allowed density, while
providing an adequate amount of open space and all necessary parking.
8. The proposed development complies with all applicable performance standards
listed in Development Code Section 16.32.050.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo
Grande hereby approves Vesting Tentative Map 04-002 and Planned Unit Development
04-002, with the above findings and subject to the conditions as set forth in Exhibit "A",
attached hereto and incorporated herein by this reference.
Item 8.a - Page 8
RESOLUTION NO. 3972
PAGE 4
BE IT FURTHER RESOLVED that this Resolution shall take effect upon the effective
date of Ordinance No. 583, revising the City of Arroyo Grande Zoning Map to change the
zoning of the subject property from Residential Rural (RR) to Single Family Residential
SF).
On motion of Council Member Guthrie, seconded by Council Member Dickens, and by
the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Council Members Guthrie, Costello, and Mayor Ferrara
None
Council Member Arnold
Council Member Dickens (recused due to conflict of interest)
the foregoing Resolution was adopied this 28th day of November 2006.
Item 8.a - Page 9
RESOLUTION NO. .347 J..
PAGE 5
MAYORTONYM. F
ATTEST:
E, DIRECTOR OF ADMINISTRATIVE SERVICESI
CITY CLERK
APPROVED AS TO CONTENT:
7'<'
r:~, ,.:
STEVEN D. ADAMS, CITY MANAGER
APPROVED AS TO FORM:
LL~ATTORNEY
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