MEMORANDUM TO: ARCHITECTURAL REVIEW COMMITTEE SUBJECT: CONSIDERATION OF ARCHITECTURAL REVIEW NO. 15-013; DESIGN GUIDELINES FOR 22 NEW SINGLE-FAMILY RESIDENCES IN TRACT 3048 (HEIGHTS AT VISTA DEL MAR); LOCATION - TURMINUS OF CASTlLLO DEL MAR; APPLICANT1 REPRESENTATIVE -JASON BLANKENSHIP DATE: NOVEMBER 2,2015 RECOMMENDATION: It is recommended that the Architectural Review Committee (ARC) consider the proposed Design Guidelines for the Heights at Vista Del Mar (HVDM) and make a recommendation to the Community Development Director. BACKGROUND: Location: ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF ARCHITECTURAL REVIEW NO. 15-013 HVDM DESIGN GUIDELINES NOVEMBER 2,2015 PAGE 2 The project site is located just south of the Vista Del Mar residential development and is 48.74 acres in size. The County of San Luis Obispo considered several development proposals for this property over the past twenty-four years, and ultimately approved Tract 3048 on December 12, 2013. On March 25, 2014, the City Council amended the City's Land Use Map to designate the subject property as Low Density (LD) Residential. On April 8, 2014, the City prezoned the property to Residential Hillside (RH) and approved the initiation of proceedings for annexation of the property. The Local Agency Formation Commission (LAFCO) approved the annexation on August 21,4014. The approved project includes twenty-two (22) residential lots of approximately 1.0 to 2.15 acres in size, one 14.9-acre common open space parcel (non-buildable), and one 0.85-acre common lot (detention basin). Building envelopes are delineated for each residential lot, ranging in size from approximately 0.24 to 1.3 acres. The single-family residential lots will either be sold to individual owners and developed independently or constructed by a development company and sold as-built. The developer is in the process of installing public improvements for the project in order to final the subdivision map. ANALYSIS OF ISSUES: The Conditions of Approval for Tract 3048 require that prior to issuance of grading permit, "the applicant shall submit design guidelines for review and approval by the Architectural Review Committee. The guidelines shall include architectural, site planning and landscaping concepts. The design guidelines shall be used in the City's plan review process to review compliance with water conservation and stormwater requirements and to encourage the highest level of design quality while providing flexibility necessary to encourage creativity on the parf of the project designer." HVDM Design Guidelines: The proposed design guidelines for the project include site development standards, architectural design standards, landscape design standards, information about the design review process (for the Homeowners Association, not the City), an appendix with design details and example forms. The proposed design guidelines are included as Attachment 1 and the Draft HVDM CC&Rs are included as Attachment 2. Staff has noted many typographical errors, but the focus of this review is on the adequacy of the document to satisfy the condition stated above. The Committee might also consider how these homes might look from a distance (public viewshed) and whether stricter design requirements on certain lots would be warranted (e.g. only earth tone colors and specific architectural designs for lots seen from U.S. Highway 101). Architectural Review Committee Per the guidelines, an Architectural Review Committee (HOA ARC) will be formed from volunteer citizens residing in the development who will review project plans for individual homes and any changes to the exterior of units. Note that the guidelines do not include City ARC review of individual homes. However, the condition stated above requires the design guidelines to be used in the City's "plan review process" for ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF ARCHITECTURAL REVIEW NO. 15-013 HVDM DESIGN GUIDELINES NOVEMBER 2,2015 PAGE 3 compliance with water' conservation, stormwater and design related requirements. Staff interprets this condition to mean that all new individual residential development and landscape plans must be reviewed by the ARC through the City's Architectural Review process, and therefore the Design Guidelines should be amended accordingly. Site Development Standards This section of the Design Guidelines is divided into the following subsections: Site Preparation Topography & Drainage * Retaining & Foundation Walls * Building Setbacks Building Height, Mass & Scale 0 Privacy, Views, Light and Air Parking and Access Game Courts Duplicate Building Plans Staff has the following comments for this section: 0 Additional subsections regarding water conservation, stormwater management and energy efficiency should be included. o Water conservation - include discussion on water efficient plumbing fixtures, smart irrigation controllers, plumbing for grey water, instant water heaters, etc. o Stormwater management - include discussion of stormwater best management practices (BMPs), such as detention basins, bioretention planter boxes, rain barrels, rain gardens, dry wells, disconnected downspouts, etc. o Energy efficiency - include discussion on passive solar design, installing solar panels, high-efficiency windows, solar water heaters, compact fluorescent lights (CFLs) for outdoor lighting, efficient HVAC systems, etc. 0 After the first paragraph under Site Development Standards and before discussion of Site Preparation (p. 7), add the following: o "For Lots 3-10, no development (except fences) or uses are allowed within the open space easement. No buildings, structures, grading, filling or other improvements shall occur within this area. Owners shall not cut, injure or remove any vegetation from this area except for fire protection, elimination of diseased growth and similar health and safety protective measures as approved by the City." (This language is from the approved Open Space Agreement). o Also include a clarification that the above means "all accessory structures, including gazebos, decks, etc., are not allowed in the open space easement. " Under Topography & Drainage (p. 7): o Replace "San Luis Obispo" with "City of Arroyo Grande". o Delete reference to the County of San Luis Obispo ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF ARCHITECTURAL REVIEW NO. 15-013 HVDM DESIGN GUIDELINES NOVEMBER 2,201 5 PAGE 4 e Under Building Height, Mass & Scale (p. 9): o Concern that the minimum floor area of all residences, not including the garage, is 3,500 square feet. It is staff's opinion that there should be an opportunity for smaller homes to be built in this subdivision. o The maximum height of any structure is 30', not 35'. o The second graphic is not legible. Under Game Courts (p. 11): o Fence height for game courts cannot exceed 6' without either a City approved Minor Exception or Variance. Delete reference to 16' maximum. Architectural Design Standards This section is divided into the following subsections: e Architectural Character-Design Examples e Building Forms and Massing 8 General Design Requirements e Exterior Elevations Roof Design Requirements e Gutters, Downspouts, Vents and Flashing Materials of Construction (exterior siding; awnings; patio covers and arbors; roof materials; doors and windows; exterior colors; lighting; mechanical equipment, utilities, trash containers and signs) Staff has the following comments for this section: 8 Under Architectural Character-Design Examples (p. 12-26): o The Design Guidelines specify many architectural design examples, including California Mission, Chateauesque, Spanish Colonial, Contemporary, Modern Craftsman, French Country, Georgian, TuscanIMediterranean, ltalianate, New American, Norman, Ranch, Southwest or Pueblo, Spanish, Tudor, and Victorian. Staff requests that the ARC consider these examples and determine if all of them are acceptable. o It appears that some of the design examples conflict with the images on p. 27 regarding building form and architectural detailing. Under Materials of Construction: o In the lighting discussion (p. 32), add 'br onto adjacent properties" at the end of the last sentence. Landscape Design Standards This section is divided into the following subsections: e Planting Material e Hardscape Landscape Structures e Fencing and Garden Walls ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF ARCHITECTURAL REVIEW NO. 15-013 HVDM DESIGN GUIDELINES NOVEMBER 2,201 5 PAGE 5 Staff has the following comments for this section: m In the second paragraph before discussion of the subsections (p. 33), it should read "Drought resistant plants shall be used for all landscaping improvements, and the use of turf grass is highly discouraged. All landscaping shall comply with State and City requirements for water efficient landscaping." Under Planting Material (p. 34): o The fifth paragraph should read "All turf areas are not to exceed 25% of the total landscape area or 500 square feet, whichever is more restrictive. All landscapes shall meet the requirements of the City's Municipal Code Chapter 16.84 (as contained in the California Code of regulations Title 23 Waters, Division 2, Department of Water Resources, Chapter 2.7 Model Water Efficient Landscape Ordinance, Sections 490 et. seq.)" Under Fencing and Garden Walls: o The last sentence of the fifth paragraph (p. 36) should be deleted and replaced with 'Xny combined retaining wall with fencing on top cannot exceed six feet (67 in height without an approved City permit, A property owner can apply for a Minor Exception for a