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Home My WebLink About06-05-2017 ARC Agenda Packet City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Agenda Architectural Review Commission Monday, June 5, 2017 5:00 pm REGULAR MEETING Council Hearing Room 990 Palm Street San Luis Obispo, CA CALL TO ORDER: Chair Greg Wynn ROLL CALL: Commissioners Amy Nemcik, Brian Rolph, Allen Root, Greg Starzyk, Richard Beller, Vice-Chair Angela Soll, and Chair Greg Wynn PUBLIC COMMENT PERIOD: At this time, the general public is invited to speak before the Commission on any subject within the jurisdiction of the Architectural Review Commission that does not appear on this agenda. Although the Commission will not take action on any item presented during the Public Comment Period, the Chair may direct staff to place an item on a future agenda for formal discussion. APPROVAL OF MINUTES Minutes of the Architectural Review Commission meeting of April 3, 2017 PUBLIC HEARINGS Note: Any court challenge to the actions taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. 1. 1185 Monterey Street. ARCH-4000-2016: Continued design review of a new four-story mixed use project that includes 2,464 square feet of ground-floor commercial/retail space, 13 residential units, onsite parking, associated tree removals, and modifications to existing street parking, including the relocation of two 10-hour metered spaces on Toro Street to Monterey Street, resulting in no net loss of street parking, with a categorical exemption from environmental review (Class 32, in-fill development projects); project includes demolition of the existing non-historic structure onsite; C-R zone; Matt Quaglino, Ricardo Court Development, LLC, applicant. (Shawna Scott) Architectural Review Commission Agenda Page 2 2. 460 Marsh Street. MOD-0056-2017: Review of modifications to the architecture of a previously approved four-unit multi-family residential project (ARC-142-14) and a request for fence height exception, with a categorical exemption from environmental review; C-R zone; Dansk, LLC, applicant. (Rachel Cohen) 3. 1035 Madonna Road. ANNX-1502-2015: Continued review of the Draft Design Guidelines for the San Luis Ranch Specific Plan project; Final EIR is being prepared for project under CEQA; Specific Plan Area 2; Coastal Community Builders, applicant. (John Rickenbach) COMMENT & DISCUSSION 1. STAFF a. Agenda Forecast ADJOURNMENT The next Regular Meeting of the Architectural Review Commission is scheduled for Monday, June 19, 2017 at 5:00 p.m., in the Council Hearing Room: 990 Palm Street, San Luis Obispo, California. APPEALS Any decision of the Architectural Review Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the Community Development Department, City Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an appeal is $281 and must accompany the appeal documentation. The City of San Luis Obispo wishes to make all its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such requests to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805)781 -7107. Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, April 3, 2017 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, April 3, 2017 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Wynn. APPOINTMENTS 1. Oath of Office Recording Secretary Monique Lomeli administered the Oath of Office to new Commissioners Richard Beller and Greg Starzyk. ROLL CALL Present: Commissioners Richard Beller, Allen Root, Angela Soll, Greg Starzyk, and Chair Greg Wynn Absent: Commissioners Brian Rolph and Amy Nemcik Staff: Community Development Deputy Director Doug Davidson, Associate Planners Shawna Scott and Kyle Bell, and Recording Secretary Monique Lomeli. Other staff members presented reports or responded to questions as indicated in the minutes. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA David Brodie, San Luis Obispo, expressed opposition toward the black and metal-grey color schemes used in downtown developments, stating new developments should follow the design guidelines for aesthetic and environmental benefits. APPROVAL OF MINUTES ACTION: MOTION BY CHAIR WYNN, SECOND BY COMMISSIONER SOLL, CARRIED 3-0-2-2 (new Commissioners Beller and Starzyk abstained), to approve the Minutes of the Architectural Review Commission Meeting of February 13, 2017, with the following amendment: DRAFT Minutes – Architectural Review Commission Meeting of April 3, 2017 Page 2 Page 2: Eliminate the duplicate paragraph following the end of public comment. PUBLIC HEARINGS 1. 1299 Orcutt Road. ARCH-0071-2017: Architectural review of the residential development within Tract 3083 (West Creek Development) that consists of 172 residential dwelling units within the Orcutt Area Specific Plan, in accordance with the Mitigated Negative Declaration SBDV-1769-2015 adopted by the City Council, Resolution No. 10715 (2016 Series); R-4 & R-2 zones; Robbins Reed, Inc., applicant. Associate Planner Kyle Bell presented the staff report with use of a PowerPoint presentation and responded to Commissioner inquiries. Randy Russom, Architect, RRM Design Group, stated compliance with all previous requests for revision. Applicant Aaron Abbott provided an overview of the plan, noting plan revisions and responded to Commissioner inquiries. Public Comments: Ariel Montoya, San Luis Obispo, stated concerns regarding the potential impacts on traffic and the height of the retaining walls; requested the Commission require modifications to the design. Steve Del Martini spoke in favor of the project and offered information regarding the community’s housing needs. Russ Styermin expressed concerns regarding the height of the retaining wall and excess noise. --End of Public Comment-- Chair Wynn suggested the applicant work with staff to make minor revisions to Plan 2 – Option 2, specific to the corner (agenda packet page 34) where the flat roof meets the garage roof. Commissioner Beller urged staff to monitor the project closely, to implement traffic calming solutions along Orcutt Road and consider opportunities for connectivity to create a more inclusive project, including a pathway across the creek. ACTION: MOTION BY COMMISSIONER ROOT, SECOND BY COMMISSIONER SOLL, CARRIED to adopt the draft resolution approving the architectural design of the residential development with the following amendments: DRAFT Minutes – Architectural Review Commission Meeting of April 3, 2017 Page 3 Condition #5: Add “Plans shall include a recess surround trim around the garage openings of single-family residences.” Condition #11: Add “All trees shall be a minimum 24-gallon to the satisfaction of the Community Development Director and City Arborist.” CARRIED 5-0-2 on the following roll call vote: AYES: BELLER, ROOT, SOLL, STARZYK, AND WYNN NOES: NONE. ABSENT: NEMCIK AND ROLPH 2. 1185 Monterey Street. ARCH-4000-2016: Design review of a new four-story mixed use project that includes 2,464 square feet of ground floor commercial/retail space, 13 residential units, onsite parking, associated tree removals, and modifications to existing street parking, including the relocation of two 10-hour metered spaces on Toro Street to Monterey Street, resulting in no net loss of street parking, with a Categorical Exemption from environmental review (Class 32, in-fill development projects); project includes demolition of the existing non-historic structure onsite; C-R zone; Matt Quaglino, Ricardo Court Development, LLC, applicant. Associate Planner Shawna Scott provided an in-depth staff report with use of a PowerPoint presentation and responded to Commission inquiries. Scott Martin, Architect, RRM Design Group presented a project overview and responded to Commission inquiries. Matt Quaglino, owner, urged the Commission to include the ficus tree removal in their recommendation, noting the intent to replace the tree with three trees of a more suitable species. Steve Caminetti, Landscape Architect, responded to Commission inquiries, stating the location of the ficus tree is inconsistent with the current guidelines and suggested a Tristania would be more compatible and less destructive to the surrounding area. Public Comment: David Brodie, San Luis Obispo, voiced opposition to the project. Allen Cooper, San Luis Obispo, requested the Commission continue the project with direction to return with a more conceptually consistent design. Russ Brown, San Luis Obispo, expressed concerns regarding the compatibility of the current design with the overall tradition and future growth of the downtown area. Steve Del Martini, San Luis Obispo, spoke in favor of the proposed project. DRAFT Minutes – Architectural Review Commission Meeting of April 3, 2017 Page 4 --End of Public Comment-- Commissioner Soll spoke in general support of the design and suggested the Tree Committee review the issue of the ficus tree. Commissioner Starzyk spoke in favor of the design and noted a lack of compatibility between the building and ficus tree; suggested the applicant consider proper placement of a more suitable tree species. Commissioner Beller stated the Monterey Street façade needs to be revised; spoke in favor of the ficus tree removal; suggested applicant reduce the mass of the southwest façade and deemphasize the overhead plane. Commissioner Root spoke in favor of the roof deck and ficus tree removal; suggested the applicant revise the roof design. Chair Wynn spoke in support of the scale and direction of the project; suggested the applicant articulate the north and south walls and screen the trash enclosure; encouraged the applicant to communicate with staff regarding the roof classification. ACTION: MOTION BY COMMISSIONER SOLL, SECONDED BY COMMISSIONER BELLER, CARRIED 5-0-2 to continue the item to a date uncertain with direction to the applicant to: 1. Open and/or articulate the two four-story tower elements on the northern and southern sides of the building (possibly with puncturing openings). 2. Screen the trash enclosure from residences. 3. Modify the top of the building to be more in keeping with community character. Commission recessed at 7:09 p.m. and reconvened at 7:15 p.m. with all Commissioners present. BUSINESS ITEMS: 1. Presentation and Information Regarding Land Use Regulations and the Architectural Review Commission’s Role and Responsibilities Under the California Environmental Quality Act. Assistant City Attorney Jon Ansolabehere and Associate Planner Shawna Scott provided in-depth information with use of a PowerPoint presentation and responded to Commissioner inquiries. COMMENTS AND DISCUSSION Deputy Director Davidson provided an agenda forecast. DRAFT Minutes – Architectural Review Commission Meeting of April 3, 2017 Page 5 ADJOURNMENT The meeting was adjourned at 8:23 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, April 17, 2017 at 5:00 p.m., in the location, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2017 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Continued design review of a new four-story mixed use project that includes 2,464 square feet of ground floor commercial/retail space, 13 residential units, onsite parking with a 30% shared/mixed use parking reduction, associated tree removals, and modifications to off-site street parking spaces on Monterey Street and Toro Street (no loss of street parking is proposed), with a Categorical Exemption from environmental review (Class 32, in-fill development projects). The project includes demolition of the existing non-historic building. PROJECT ADDRESS: 1185 Monterey Street BY: Shawna Scott, Associate Planner Phone Number: (805) 781-7176 e-mail: sscott@slocity.org FILE NUMBER: ARCH-4000-2016 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Matt Quaglino Ricardo Court Development LLC Representative Pat Blote RRM Design Group Submittal Date October 17, 2016 Complete Date February 23, 2017 Zoning C‐R (Retail Commercial) General Plan General Retail Site Area 0.28 acre (12,196 square feet) Environmental Status Categorical Exemption from environmental review (Class 32 In‐Fill Development Projects) SUMMARY The applicant is proposing to demolish the existing non-historic building and construct a new 45-foot tall four-story mixed use project with 2,464 square feet of ground floor commercial/retail space and 13 residential units, 23 onsite vehicle parking spaces, and bicycle parking and storage. The applicant’s request includes the removal of five Pyrus kawakami trees (four onsite, one street tree) and one ficus street tree. The project includes modifications to existing street parking, including the relocation of two 10-hour metered spaces on Toro Street to Monterey Street, resulting in no net loss of street Meeting Date: June 5, 2017 Item Number: 1 ARC1-1 ARCH-4000-2016 (1185 Monterey) Page 2 parking. The project site is zoned Retail Commercial and is located within the Downtown Planning Area. The project was previously reviewed by the Architectural Review Commission (ARC) on April 3, 2017 (refer to Attachment 5, ARC Minutes, Resolution, and Agenda Report, April 3, 2017). At that time, the ARC provided three directional items (refer to Section 3.0 Project Analysis) and continued design review of the project to a date uncertain. 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines (CDG) and applicable City policies and standards. 2.0 PROJECT INFORMATION Please refer to Attachment 5 (ARC Minutes and Agenda Report, April 3, 2017) for site information/setting, project statistics, and a complete project description. 2.1 Project Description The proposed project consists of a new four-story mixed use project with:  2,464 square feet of ground floor commercial/retail space;  13 residential units (one studio, seven one-bedroom units, and five two-bedroom units);  A 30% shared/mixed use parking reduction to reduce the required parking from 33 spaces to 23 spaces, provided onsite;  Five bicycle parking spaces (three short-term, two long-term) and residential unit bicycle storage;  Removal of four trees from the site and one Pyrus kawakami street tree (approved by the City Arborist) and removal of one ficus street tree (not approved by the City Arborist);  A landscape plan that includes seven new street trees and new trees and shrubs within the project site and parking area; and  Relocation of two 10-hour metered spaces on Toro Street to Monterey Street, resulting in no net loss of street parking (refer to Attachment 5, Project Plans, EX-1, Curb Marking Layout). 3.0 PROJECT ANALYSIS The discussion below focuses on the applicant’s response to the ARC directional items. Please refer to Attachment 5 (ARC Minutes and Agenda Report, April 3, 2017) for additional project analysis. 3.1 Response to Directional Items: The applicant submitted revised project plans and responses to directional items identified by the ARC at the April 3, 2017 meeting. Plan excerpts are provided below for reference; please refer to Attachment 3 (Revised Plans) for the complete project plan set. Please note that the applicant provided two additional design options specific to the south elevation for the ARC’s review and deliberation (refer to Attachment 4, Alternative Options, South Elevation). ARC1-2 ARCH-4000-2016 (1185 Monterey) Page 3 Directional Item #1: Open and/or articulate the two four-story tower elements on the northern and southern sides of the building (possibly with puncturing openings). Response: The applicant provided revised plans including modifications to the north and south elevations. The north elevation has been modified to incorporate additional window openings at each stair level, which will provide light within the internal stairwell and additional exterior articulation when viewing the north elevation (refer to Figures 1 and 2 below for comparative elevations). The revised elevations also show two roof stair enclosures, which extend to 274.2 feet (50 feet), within the ten feet allowed for towers that are not integral with building parapets.1 The proposed brick exterior of the secondary roof stair enclosure matches the brick present in the commercial elements fronting Monterey Street, and the brick extends down to the roof level of the covered parking area as shown in the revised plans (refer to Attachment 3, Sheet P7, East Elevation). The elevations are further modified in response to Directional Item #3 (regarding roof form), as discussed below. Figure 1. Revised North Elevation Figure 2. North Elevation, April 3 ARC Review Regarding the south elevation, the applicant provided revised plans showing recessed windows, a narrower cement panel tower element, scored stucco, and roof stair enclosures (refer to Figures 3 and 4 below for comparative elevations). Upon review of the revised plans, it is staff’s recommendation that additional articulation is necessary on the south elevation to fully address ARC direction. While future development on the adjacent parcel may obscure view of the south elevation in the future, no plans have been received for the adjacent parcel and the south elevation would be visible to the public for an undetermined length of time. Therefore, the applicant has provided three alternative perspectives of the south elevation for the ARC’s consideration (refer to Attachment 4 Alternative Options, South Elevation). 1 Zoning Regulations Section 17.16.040. Height. ARC1-3 ARCH-4000-2016 (1185 Monterey) Page 4 Figure 3. Revised South Elevation Figure 4. South Elevation, April 3 ARC Review South Elevation Perspective, Alternative A represents the elevation as shown in the Revised Plans, including recessed windows and scored stucco (see Figure 5, below). South Elevation Perspective, Alternative B incorporates additional stucco scoring and wall recesses to simulate window openings within the second, third, and fourth floors of the structure (see Figure 6, below). The incorporation of elements intended simulate window openings appears inconsistent with Community Design Guidelines, which encourage authenticity.2,3 South Elevation Perspective, Alternative C incorporates recessed, horizontal, rectangular panels to match the parapet detail within the second, third, and fourth floors of the structure, in addition to the scored stucco (see Figure 7, below). Staff’s discussion with the applicant included a recommended option to provide a recessed central vertical panel with complementary materials on the south elevation; however, the applicant has stated that the location of roof and floor framing restricts incorporation of a central vertical recessed element. Figure 5. Alternative A Figure 6. Alternative B Figure 7. Alternative C 2 CDG 1.4.A.1: “Maintain high quality craftsmanship in development through use of authentic building styles, design elements, and materials”. 3 CDG 3.1.B.10.a: “Materials should be used honestly. Artificial or decorative façade treatments, where one or more unrelated materials appear "stuck on" to a building (such as artificial columns or posts), should be avoided”. ARC1-4 ARCH-4000-2016 (1185 Monterey) Page 5 Staff Recommendation: It is staff’s recommendation that the ARC review and discuss 1) the three potential options for additional articulation on the south elevation of the project, identified as South Perspective Alternative A, Alternative B, and Alternative C (refer to Attachment 4) and 2) staff’s recommended Condition #5 (refer to Attachment 1 Draft Resolution), which currently states: Upon submittal of a building permit application, the applicant shall provide revised architectural elevations showing additional articulation on the South Elevation to be reviewed and approved by the Community Development Director. The revised South Elevation shall be consistent with South Perspective Alternative [X], as approved by the Architectural Review Commission on June 5, 2017. Directional Item #2: Screen the trash enclosure from residences. Response: Consistent with ARC direction, a metal trellis screening element has been added above the trash enclosure to screen view of the refuse and recycling containers from the above residential units (refer to Attachment 3, Revised Plans, Sheet P10). Directional Item #3: Modify the top of the building to be more in keeping with community character. Response: The revised roof design eliminates the “wing” elements and extended, wood soffit, roof overhang. The design incorporates a roof parapet with a simple cornice trim band and low slope roof projections over two of the three fourth floor residential balconies (refer to Figure 8 and Attachment 3, Revised Plans, Sheets P7 and P9). The proposed redesign presents a more traditional style, consistent with the community character of both older and newer structures along the Monterey Street corridor, consistent with ARC direction. 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the State California Environmental Quality Act (CEQA) Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on a developed property and is served by required utilities and public services. The project has been reviewed by the City Public Works Department, Transportation Division, and no significant traffic impacts were identified, based on the size and location of the project. Figure 8. Revised West Elevation Figure 9. West Elevation, April 3 ARC Review ARC1-5 ARCH-4000-2016 (1185 Monterey) Page 6 5.0 OTHER DEPARTMENT COMMENTS The requirements of the other City departments are reflected in the Conditions of Approval. 6.0 ALTERNATIVE RECOMMENDATIONS 6.1. Deny the project based on findings of inconsistency with the Community Design Guidelines. This alternative is not recommended, because the project is consistent with the General Plan and Community Design Guidelines, and further architectural review could be accommodated in the review process. 6.2 Continue the project to a date uncertain, with specific directional items provided. 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Revised Project Plans 4. Alternative Options, South Elevation 5. ARC Minutes and Agenda Report, April 3, 2017 Included in Commission member portfolio: Project plans Available at ARC hearing: Color and materials board ARC1-6 R ______ RESOLUTION NO. __________ (2017 SERIES) A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE DESIGN OF A NEW FOUR-STORY MIXED-USE PROJECT THAT INCLUDES GROUND FLOOR COMMERCIAL/RETAIL SPACE, 13 RESIDENTIAL UNITS, AND ONSITE PARKING, AND A 30 PERCENT PARKING REDUCTION, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 3, 2017 1185 MONTEREY STREET (ARCH-4000-2016) 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 April 3, 2017, pursuant to a proceeding instituted under ARCH-4000-2016, Ricardo Court Development, LLC, applicant, and continued review of the project to a date uncertain, and provided directional items to the applicant and staff; 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 June 5, 2017, pursuant to a proceeding instituted under ARCH-4000-2016, Ricardo Court Development, LLC, applicant; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; 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; and 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 approval to application ARCH-4000-2016, based on the following findings: 1. That 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 site and the surrounding neighborhood. 2. As conditioned, the project is consistent with the City’s General Plan applicable to development in a General Retail area. The proposed mixed use project is consistent with: Policy 3.8.4 Commercial Revitalization, because the project would redevelop and beautify the site with uses complementary to existing commercial and mixed use development on Monterey Street and would provide housing on upper floors; Policy 3.8.5 Mixed Use, because the project consists of mixed uses in a Retail Commercial (CR) zone; Policy 4.2.1 Existing ATTACHMENT 1 ARC1-7 Resolution No. ______________ (2017 Series) Page 2 and New Dwellings, because the commercial project includes residential uses on the upper floors; Policy 4.5 Walking Environment, because the project would provide adequate space for pedestrians and would include street trees; Policy 4.14 Parking, because the project would provide on-site parking and would not result in the reduction of any street parking spaces; Policy 4.22 Commercial Buildings Outside the Core, because the project would redevelop the site to provide a building constructed closer to Monterey Street, the structure would not exceed 45 feet in height, and would include allowed mechanical screening and elevator tower no greater than 54 feet in height; and Policy 8.2.2 Upper Monterey, because the project would revitalize and enhance the project site. 3. As conditioned, the project is consistent with the City’s Community Design Guidelines applicable to commercial development because the proposed project incorporates similar materials and architectural features to the surrounding neighborhood and provides a complementary color scheme. 4. The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060.A., Parking Space Requirements, in that it satisfies the intent of that section which is “…to minimize the area devoted exclusively to parking and drives when typical demand may be satisfied more efficiently by shared facilities.” Moreover, the project satisfies the requirement for a shared parking reduction specified in San Luis Obispo Municipal Code Section 17.16.060.B because there are multiple uses that share common parking areas. In addition, in accordance with the provisions of Section 17.16.060.C, the times of maximum parking demand from the proposed uses will not coincide. 5. The proposed parking reduction will be safe, and will not be detrimental to the surrounding area or cause a decline in quality of life because the project is located proximate to a shopping center, restaurants, entertainment, employment, and a transit stop, allowing for alternative modes of transportation such as walking, biking, or taking public transportation. 6. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it consists of the redevelopment of the project site consistent with policies and standards applicable to development within a General Retail area, on a site less than five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is served by City utilities and public services. Based on the location, size, and area and quantity of commercial and residential components of the development, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water quality. SECTION 2. Action. The Architectural Review Commission hereby grants approval to application ARCH-4000-2016, with incorporation of the following conditions and code compliance notes: Conditions and Code Requirements Planning ATTACHMENT 1 ARC1-8 Resolution No. ______________ (2017 Series) Page 3 1. 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. 2. The Architectural Review Commission’s approval of this project will expire after three years if construction has not started. On request, the Community Development Director may grant a single, one-year extension. 3. 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. 4. 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. 5. Upon submittal of a building permit application, the applicant shall provide revised architectural elevations showing additional articulation on the South Elevation to be reviewed and approved by the Community Development Director. The revised South Elevation shall be consistent with South Perspective Alternative [X], as approved by the Architectural Review Commission on June 5, 2017. 6. The locations of all exterior lighting, including lighting on the structure, 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. 7. 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 provide adequate ATTACHMENT 1 ARC1-9 Resolution No. ______________ (2017 Series) Page 4 screening. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 8. 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. 9. 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 backflow 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. 10. Implementation of the project shall not include the reduction of street parking spaces on Monterey Street and Toro Street. Prior to construction, the applicant shall notify City of San Luis Obispo Parking Services to coordinate the removal and replacement of parking meters and re-striping of street parking spaces on the southeast side of Monterey Street (between Toro Street and Santa Rosa Street) and the southwest side of Toro Street (between Monterey Street and Higuera Street). The applicant shall be responsible for construction of new poles for the meters, curb painting, and parking space markings. City Parking Services will collect and replace parking meter heads. All adjustments to street parking shall be finalized and approved by Public Works prior to final inspection. 11. Noise reduction – Interior noise levels: Plans submitted for construction permits to complete the project will clearly indicate and describe the noise reduction measures, techniques, and materials used to reduce noise levels for the portion of the project along Monterey Street that is exposed to elevated noise levels, as indicated in Figures 4 and 5 of the Noise Element of the General Plan, to acceptable levels, as described in Figure 1 of the Noise Element. Measures, techniques, and materials used to reduce noise levels shall be as described in the Standard Noise Package for achieving a noise level reduction of 25 dB, from the City’s Noise Guidebook, or equivalent alternative measures, techniques, and materials. 12. Demolition of the existing building shall not commence until a permit has been issued by the building official. The applicant shall comply with Municipal Code Chapter 15.04 Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and Moving of Buildings, including but not limited to, the following: the applicant shall provide evidence that for a period of not less than 90 days from date of permit application, the building was advertised in a local newspaper on at least 3 separate occasions not less than 15 days apart, as ATTACHMENT 1 ARC1-10 Resolution No. ______________ (2017 Series) Page 5 available to any interested person to be moved, and submit historic documentation for the structure. 13. In addition to short- and long-term bicycle parking required for commercial uses, plans submitted for construction permits shall include bicycle lockers or interior space within each residential unit or parking area for the storage of at least two bicycles per unit. Engineering Division – Public Works/Community Development 14. 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 15. The building plan submittal shall show and note any sections of damaged or displaced curb, gutter & sidewalk or driveway approach to be repaired or replaced to the satisfaction of the Public Works Department. 16. The building plan submittal shall include an updated record of survey or analysis to verify property line dimensions. The building plan submittal shall include the dimensions and bearings for all property lines for reference. The building setback and overhangs from property lines shall be shown and labeled to comply with the structural analysis and California Building Code. 17. The building plan submittal shall show both Monterey and Toro frontage to be upgraded in accordance with the Mission Sidewalk District of downtown per city engineering standards. 18. The building plan submittal shall show the existing catch basin along Toro Street to be altered or upgraded to the satisfaction of the Public Works Department. Provide a city standard manhole access or approved alternate. Any other storm drain connections into the existing culvert shall be abandoned to the satisfaction of the City. 19. The building plan submittal shall show the existing benchmark located at the curb ramp to be relocated and reestablished per city engineering standards. 20. The existing curb ramp shall be replaced, altered or upgraded to comply with current ADA and City Engineering Standard #4440. The current city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp. 21. The building plan submittal shall show the existing and proposed street parking, signage, striping, and parking meter abandonments/relocations per city engineering standards. The developer/contractor shall be responsible for all improvements including parking meter fees during construction. 22. The contractor shall provide a construction staging plan and schedule for review and approval by the City prior to encroachment permit issuance. The developer/contractor shall provide ATTACHMENT 1 ARC1-11 Resolution No. ______________ (2017 Series) Page 6 construction notification, project description, phasing and timing, and contact information to the Downtown Association and affected businesses to the satisfaction of the City. 23. The demolition plan shall include a complete site inventory including all existing signage, parking meters, and furniture in the public right-of-way. 24. Development of the driveway and parking areas shall 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. 25. The building plan submittal shall show all parking spaces that are adjacent to a post, column, or wall shall be one additional foot in width per City Engineering Standard 2220. 26. 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 building plan submittal shall show the proposed trash enclosure to comply with Engineering Standard 1010.B for drainage. 27. 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 and overhead services shall be shown along with any proposed alterations or upgrades. Wire service to the new structure shall be underground. The undergrounding of utilities shall be completed without a net increase in the number of required wood utility poles. All work in the public right-of-way shall be shown or noted. 28. The building plan submittal shall show the scope of undergrounding work to include a new secondary feed to the existing street light at the corner of Monterey and Toro per City Engineering Standard 7520. 29. The building plan submittal shall show all existing private box culverts to remain and be protected unless otherwise proposed for relocation. The final structural foundation plans shall honor the private box culvert to the satisfaction of the Building Division and Public Works Department. 30. This property is located in an X-shaded (XB or former B) Floodzone. This is an area where the 100-year flood depth is less than one foot. Local ordinance requires that finish floors be located a minimum of 1’ above the highest adjacent grade or be floodproofed to a comparable height. The building plan submittal shall clearly map the location and extent of the XB-zone and shall show that all portions of the structure are floodproofed to 1’ above existing grade. 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 ATTACHMENT 1 ARC1-12 Resolution No. ______________ (2017 Series) Page 7 sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 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. If a direct connection to the public storm drain is proposed, an annual and recurring inspection fee will be required in accordance with the storm drain connection fee schedule in effect at the time of the permit approvals/connection. 33. The City Arborist does not support the proposed Ficus street tree removal. Unless otherwise approved, the building plan submittal shall include complete tree protection plan and certified arborist report to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be clearly shown or noted on the building plans. 34. Unless otherwise approved for removal, the Ficus tree preservation measures may include building floor plan modifications, custom foundation detailing, and modified soils engineer recommendations for site preparation. 35. The City Arborist supports the proposed four on-site tree removals and the existing Pyrus Kawakami street tree with the compensatory tree plantings shown on the landscape plan. The species of the proposed compensatory plantings shall be approved by the City Arborist, and Brisbane Box trees shall all consist of 24-inch box-sized specimens. 36. The building plan submittal shall show the proposed new street trees to be 24” box minimum. Tree wells, grates and guards shall be in accordance with city engineering standards. Tree species and planting requirements shall be per City Engineering Standards. Housing Division – Community Development Department 37. To satisfy the City’s Inclusionary Housing Requirements, applicant shall either pay Affordable Housing In-Lieu Fees equal to 5% of building valuation or dedicate affordable housing unit(s) consistent Table 2 of the General Plan Housing Element. Utilities Department Conditions 38. The property’s existing sewer lateral to the point of connection at the City main must pass a pipeline video inspection (visual inspection of the interior of the pipeline), including repair or replacement, as part of the project. The pipeline video inspection shall be submitted during ATTACHMENT 1 ARC1-13 Resolution No. ______________ (2017 Series) Page 8 the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Additional information is provided below related to this requirement:  The pipeline video inspection shall be submitted on USB drive and shall be in color.  The inspection shall be of adequate resolution in order to display pipe.  Material submitted shall include the project address and a scaled plan of the building and the lateral location to the connection at the City sewer main.  The inspection shall include tracking of the pipeline length (in feet) from the start of the inspection to the connection at the City sewer main.  It is optional to provide audio on the report to explain the location, date of inspection, and pipeline condition observations. Code Requirement(s) 39. Residential units shall be provided with separate water meters. 40. Potable 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.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. 41. During the declared drought emergency, the project’s estimated total water use (ETWU) to support new landscaping shall not exceed 50 percent of maximum applied water allowance (MAWA). Information shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit to support required water demand of the project’s proposed landscaping. 42. The proposed utility infrastructure shall comply with the latest engineering design standards in effect during the time a building permit is obtained, and shall have reasonable alignments and clearances needed for maintenance. Fire Department Code Requirement(s) 43. Underground fire lateral shall be sized according to the fire sprinkler system demand, which may be larger than 4-inch minimum pipe size. 44. The new structure shall be designed and built to the 2016 California Building Code, Chapter 7A for ignition resistant construction standards, as modified by the City Municipal Code, to include ignition resistant siding, a Class A roof assembly, and ignition resistant vents (for any/all roof, attic and subfloor vents). 45. The Fire Department Connection, located on the double detector check valve assembly, shall face toward Toro Street. ATTACHMENT 1 ARC1-14 Resolution No. ______________ (2017 Series) Page 9 46. Approved address numbers shall be placed on all new buildings in such a position to be plainly visible and legible from the street fronting the property. Numbers shall be a minimum of 5" high x 1/2" stroke and be on a contrasting background. 47. Water Supplies shall be in accordance with Sections 507 of the CFC. An approved water supply capable of providing the required fire flow for fire protection is required. The fire flow shall be determined using Appendix B of the CFC. 48. Rooms or areas containing controls for air-handling systems, automatic fire-protection systems, or other diction, suppression or control elements shall be identified for use by the fire department and shall be located in the same area. A sign shall be provided on the door to the room or area stating “Fire Sprinkler Riser” and “Fire Alarm Control Panel”. 49. A Knox Box shall be provided on the outside of the Fire Sprinkler Riser Room with a key to the room. 50. Fire protection systems shall be installed in accordance with the CFC and the California Building Code. An approved NFPA 13 fire sprinkler system and an NFPA 72 fire alarm system will be required for this project. Shop Drawings and Specifications shall be submitted for review and approval prior to installation. Fire Main and all associated control valves shall be installed per NFPA 24 Standards and City Engineering standards. 51. Buildings undergoing construction, alteration or demolition shall be in accordance with Chapter 34 of the CFC. Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this _____ day of _____________________ 2017. ____________________________________ Doug Davidson, Secretary Architectural Review Commission ATTACHMENT 1 ARC1-15 O C-R O C-R C-R C-R C-R O O O O C-D O-H O R-3-H T O R O HIGUE R A MONTE R E Y PALM S A N T A R O S A VICINITY MAP ARCH-4000-20161185 MONTEREY STREET ¯ ATTACHMENT 2 ARC1-16 MEMORANDUM Date: 5/02/17 revised 5/08/17 To: Shawna Scott Organization: City of SLO From: Pat Blote Title: Project Name: 1185 Monterey Mixed Use development Project Number: 0244-02-CO16 Topic: Response to ARC directional items Subject: ARCH-4000-2016 (1185 Monterey): Architectural review of a mixed-use development including ground floor retail with residential units above On April 3, 2017, the Architectural Review Commission (ARC) met to review the new mixed- use project located at 1185 Monterey Street. The ARC provided a list of directional items, which are identified below, and that are to be included in a revised plan submittal for the ARC’s consideration. 1. Open and/or articulate the two four-story tower elements on the northern and southern sides of the building (possibly with puncturing openings). Response; south elevation is revised with additional wall articulation including recessed windows, contrasting colors, and change of materials (additional perspective view exhibit is attached). North elevation has added window openings at each stair level as suggested by ARC chairperson, (refer to Elevations sheet P7) 2. Screen the trash enclosure from residences. Response; metal trellis screening element is added above trash enclosure to screen view from living units above (refer to Architectural Details sheet P10) 3. Modify the top of the building to be more in keeping with community character. Response; Proposed design has been modified to incorporate roof parapet with simple cornice trim band and low slope roof projection at upper floor balconies (refer to perspective view sheet P9 and Elevations sheet P7). While commenting on “”community character” the ARC members discussed some prominent buildings in the vicinity such as County Administrative office and the Mix and those buildings have a traditional parapet style roof design. ATTACHMENT 3 ARC1-17 11 8 5 M O N T E R E Y S T R E E T | P1 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L TI T L E S H E E T PR O J E C T I N F O R M A T I O N OW N E R : RI C A R D O CO U R T D E V E L O P M E N T L L C MA T T Q U A G L I N O 81 5 F I E R O L A N E SA N L U I S O B I S P O , C A 9 3 4 0 1 AR C H I T E C T : RR M D E S I G N G R O U P 37 6 5 S . H I G U E R A S T R E E T , S T E . 1 0 2 SA N L U I S O B I S P O , C A 9 3 4 0 1 CO N T A C T : P A T B L O T E PH O N E : 8 0 5 . 5 4 3 . 1 7 9 4 RE N D E R I N G PR O J E C T S T A T I S T I C S PR O J E C T A D D R E S S : 11 8 5 M O N T E R E Y S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 AP N : 00 2 - 4 3 6 - 0 0 7 LO T S I Z E : .2 8 A C R E S ( 1 2 , 1 9 6 S F ) ZO N I N G : C- R PR O P O S E D O C C U P A N C Y : MI X E D U S E PR O P O S E D C O M M E R C I A L : 2 , 4 6 4 S F MA X A L L O W A B L E H E I G H T : 45 ’ PR O P O S E D H E I G H T : 45 ’ EL E V A T O R T O W E R : 5 4 ’ AV E R A G E N A T U R A L G R A D E : (H I G H P O I N T - L O W P O I N T / 2 + L O W P O I N T (2 2 5 ’ - 2 2 3 . 5 1 ’ ) / 2 + 2 2 3 . 5 1 ’ = 2 2 4 . 2 6 ’ MA X . A L L O W A B L E H E I G H T = 2 2 4 . 2 6 ’ + 4 5 ’ = 2 6 9 . 2 6 ’ TY P E O F C O N S T R U C T I O N : V- A HA L L O W E D L O T C O V E R A G E : 10 0 % ( 1 2 , 1 9 6 S F ) PR O P O S E D C O V E R A G E : 80 % ( 9 , 5 7 4 S F ) LA N D S C A P E D A R E A : 1, 0 0 0 S F AL L O W E D D E N S I T Y U N I T : 36 U N I T S / A C R E AL L O W E D D . U . P E R L O T S I Z E : (0 . 2 8 A C R E X 3 6 = 1 0 . 2 D . U ) UN I T & D E N S I T Y U N I T P E R S L O Z O N I N G 1 7 . 1 6 . 0 1 0 A . 1 : ( 1 ) S T U D I O * . 5 0 = . 5 0 D . U ( 7 ) 1 B E D R O O M * 0 . 6 6 = 4 . 6 2 D . U . ( 5 ) 2 B E D R O O M * 1 . 0 0 = 5 . 0 0 D . U . 1 3 T O T A L U N I T S 1 0 . 1 2 D . U . PA R K I N G R E Q U I R E D P E R S L O Z O N I N G 1 7 . 1 6 . 0 6 0 K : US E T Y P E S Q U A R E F E E T / # O F U N I T S P A R K I N G R E Q . S P A C E S R E Q . CO M M E R C I A L 2 , 4 6 4 S F 1 / 3 0 0 S F 8 . 2 S P A C E S ST U D I O 1 U N I T 1 S P A C E / U N I T 1 S P A C E 1 B D 7 U N I T S 1 . 5 S P A C E S / U N I T 1 0 . 5 S P A C E S 2 B D 5 U N I T S 2 S P A C E S / U N I T 1 0 S P A C E S GU E S T P A R K I N G 1 3 U N I T S 1 S P A C E / 5 U N I T S 3 S P A C E S T O T A L 3 2 . 7 S P A C E S R E Q . PA R K I N G S U M M A R Y RE Q U I R E D P A R K I N G 3 2 . 7 S P A C E S R E Q . *M I X E D U S E R E D U C T I O N - 9 . 8 1 S P A C E S ( 3 0 % O F R E Q . P A R K I N G ) NE T S P A C E S R E Q U I R E D 2 2 . 8 9 S P A C E S = 2 3 S P A C E S P R O V I D E D . ( N O P A R K I N G D E F I C I E N C Y ) TO T A L B I K E P A R K I N G A S A P E R C E N T A G E O F R E Q U I R E D A U T O S P A C E S ( P E R S L O Z O N I N G T A B L E 6 . 5 ) .1 5 X 3 2 . 7 = 4 . 9 0 ( 5 B I K E P A R K I N G S P A C E S R E Q U I R E D . ) MI N . S H O R T T E R M B I C Y C L E S P A C E S .5 X 4 . 9 0 = 2 . 4 5 ( M I N . S H O R T T E R M B I K E P A R K I N G R E Q U I R E D ) MI N . L O N G T E R M B I C Y C L E S P A C E S .4 X 4 . 9 0 = 1 . 9 6 ( M I N . L O N G T E R M B I K E P A R K I N G R E Q U I R E D ) PR O J E C T D E S C R I P T I O N EX I S T I N G P A R K I N G A N D B U I L D I N G T O B E DE M O L I S H E D A N D N E W M I X E D U S E C O M M E R C I A L AN D R E S I D E N T I A L B U I L D I N G T O B E C O N S T R U C T E D . TH E P R O J E C T W I L L C O N S I S T O F A F O U R S T O R Y BU I L D I N G W I T H O U T D O O R A M E N I T I E S A N D AS S O C I A T E D P A R K I N G . T H E P R O G R A M W I L L IN C L U D E C O M M E R C I A L , A N D R E S I D E N T I A L . SH E E T I N D E X P1 T I T L E S H E E T P2 E X I S T I N G S I T E / S U R V E Y P3 C O N C E P T U A L S I T E P L A N P4 C O M M E R C I A L A N D S E C O N D R E S I D E N T I A L F L O O R P L A N P5 T H I R D A N D F O U R T H R E S I D E N T I A L F L O O R P L A N P6 R O O F P L A N P7 B U I L D I N G E L E V A T I O N S P8 S I T E S E C T I O N S P9 C O L O R S A N D M A T E R I A L S P1 0 A R C H I T E C T U R A L D E T A I L S P1 1 F R O N T S I G N S P1 2 C O N C E P T U A L L I G H T I N G P L A N P1 3 C O N C E P T U A L L A N D S C A P E P1 4 P R E L I M I N A R Y G R A D I N G P L A N P1 5 P R E L I M I N A R Y U T I L I T Y P L A N EX - 1 T R E E E X H I B I T M O N T E R E Y S T R E E T TOR O S T R E E T SI T E VI C I N I T Y M A P BU I L D I N G A R E A : FL O O R L E V E L 1 R ES I D E N T I A L L O B B Y 2 8 8 S F R E T A I L 2 , 4 6 4 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 5 7 S F S T O R A G E 3 9 S F S U B T O T A L 2 , 9 4 8 S F FL O O R L E V E L 2 RE S I D E N T I A L 1 , 7 1 1 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 , 2 6 0 S F P R I V A T E S T O R A G E 6 7 S F P R I V A T E D E C K 1 7 3 S F SU B T O T A L 3 , 2 1 1 S F FL O O R L E V E L 3 RE S I D E N T I A L 4 , 5 7 5 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 , 2 1 7 S F P R I V A T E S T O R A G E 2 0 2 S F P R I V A T E D E C K 6 0 1 S F SU B T O T A L 6 , 5 9 4 S F FL O O R L E V E L 4 RE S I D E N T I A L 3 , 8 2 1 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 , 3 2 9 S F P R I V A T E S T O R A G E 1 6 9 S F P R I V A T E D E C K 7 8 2 S F SU B T O T A L 6 , 1 0 1 S F RO O F L E V E L PU B L I C D E C K 1 , 6 0 7 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 7 8 S F S U B T O T A L 1 , 7 8 5 S F GR A N D T O T A L 2 0 , 6 3 9 S F CI V I L E N G I N E R : AB O V E G R A D I N G E N G I N E E R I N G 13 0 4 B R O A D S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 CO N T A C T : S C O T T S T O K E S PH O N E : 8 0 5 . 5 4 0 . 5 1 1 5 LA N D S C A P E A R C H I T E C T : CO N T A C T : S T E V E C A M I N I T I PH O N E : 8 0 5 . 5 4 4 . 6 4 2 9 BA C K P E R S P E C T I V E ATTACHMENT 3 ARC1-18 11 8 5 M O N T E R E Y S T R E E T | P2 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L EX I S T I N G S I T E / S U R V E Y ATTACHMENT 3 ARC1-19 11 8 5 M O N T E R E Y S T R E E T | P3 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO N C E P T U A L S I T E P L A N CO N C E P T U A L S I T E P L A N 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” UP PA R K I N G 2 3 4 5 6 8 7 9 10 11 15 17 16 18 19 20 12 1 21 22 13 14 23 15 17 16 18 19 20 12 21 22 13 14 mc 2 23 mc 1 14 ' - 9 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 " 4' - 0 " 8 ' - 0 " 2' - 0 " 4' - 0 " 1 ' - 6 " 4 ' - 8 " --- - --- - N 3 5 ' 5 4 ' 0 0 " W 9 9 . 0 0 ' PR O P E R T Y L I N E N5 4 ' 0 6 ' 0 0 " E 1 3 1 . 2 6 ' P R O P E R T Y L I N E PR O P E R T Y L I N E N5 4 ' 0 6 ' 0 0 " E 1 1 9 . 0 0 ' N42'5 7'40"W 99.7 6'P RO PE RT Y LINE PR O G R A M L E G E N D Lo b b y Re t a i l Ci r c u l a t i o n St o r a g e Ut i l i t i e s Mo n t e r e y S t r e e t Tor o Str eet CI R C U L A T I O N LO B B Y BI K E C- 0 2 BI K E C- 0 1 EL E C T R I C A L RO O M SP R I N K L E R RI S E R EL E V . EQ U I P . 24 6 4 S F CO M M E R C I A L GA S M E T E R S EL E C T . M E T E R S 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " (3 ) S H O R T T E R M BI K E R A C K S 8 ' - 9 " 1 4 ' - 9 " 9 ' - 1 0 " 12 1 ' - 1 1 " 5 6 ' - 0 " BU I L D I N G AB O V E A B 1 8 ' - 0 " 2 4 ' - 0 " 1' - 2 " 9' - 8 " 8' - 0 " 1 8 ' - 6 " 5 ' - 1 0 3 / 4 " 2 ' - 6 " 1 6 ' - 0 " AC C . P A T H O F T R A V E L PA R K I N G S I Z E M E T P E R C I T Y ST A N D A R D D O C U M E N T # 2 2 4 0 1 6 ' - 0 " 2 ' - 0 " PA V E R S R E F E R T O CI V I L D R A W I N G S 1 0 ' - 1 " 4 ' - 0 " 9' - 1 0 55 /6 4 " 4 ' - 0 " T O F A C E O F C U R B + / - 1 0 ' 8 ' M I N . 8 ' M I N . 8 ' M I N . 8 'M I N . (E ) S T R E E T P A R K I N G (E ) S T R E E T P A R K I N G (E) STREET PARKING TO BE RE-ARRANGED (E) STREET PARKING TO BE RE-ARRANGED (E ) S T R E E T P A R K I N G TO B E R E - A R R A N G E D POTENTIAL STARTING LOCATION OF NEW STREET PARKING PER CITY DETAIL 7410 ST A R T O F ( E ) ST R E E T P A R K I N G FU T U R E EA S E M E N T AR E A . 17 ' R 10'-0"SIGHT DISTANCE AREA VEHICLE STOPPING POINTSIGHT DISTANCE LIMITED BY INTERSECTION, NOT BY SPEED LIMITATTACHMENT 3 ARC1-20 11 8 5 M O N T E R E Y S T R E E T | P4 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO M M E R C I A L A N D S E C O N D F L O O R R E S I D E N T I A L UP DN OP E N T O C O M M E R C I A L BE L O W 85 3 S F 1 B D 20 1 85 9 S F 1 B D 20 3 CI R C U L A T I O N 12 1 ' - 1 1 " DN DE C K EL E V A T O R BI K E ST O R A G E BI K E ST O R A G E EL E V . E Q U I P . A N D B I K E ST O R A G E B E L O W 3' - 0 " 16 ' - 0 " 10 ' - 6 " 22 ' - 6 " 69 ' - 1 1 " 5 6 ' - 1 0 " 7 ' - 0 " 1' - 4 " 12 ' - 1 " 1' - 4 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 3 / 8 " 12 1 ' - 1 1 " 2 5 ' - 2 1 / 2 " 8 ' - 4 1 / 2 " 1 7 ' - 1 1 / 2 " 1 ' - 6 " 4 ' - 8 " 8 ' - 9 " 1 4 ' - 9 " 9 ' - 1 0 " SP R I N K L E R RI S E R EL E C T R I C A L R O O M BE L O W CI R C U L A T I O N DE C K UP UP 8 ' - 9 " 1 4 ' - 9 " 9 ' - 1 0 " Tor o Str eet 24 6 4 S F CO M M E R C I A L CI R C U L A T I O N 1' - 4 " 12 ' - 1 " 1' - 4 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 " 2 3 4 5 6 8 7 9 10 11 1 6 ' - 0 " 2 ' - 6 " 4 ' - 0 " MC 1 8 ' - 0 " 4' - 0 " 12 1 ' - 1 1 " 5 5 ' - 1 1 5 1 / 2 5 6 " 8 ' - 4 1 / 2 " 1 7 ' - 1 1 / 2 " 1 ' - 6 " 4 ' - 8 " LO B B Y 1' - 2 " 9' - 8 " 8' - 0 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " BI K E C- 0 2 BI K E C- 0 1 EL E C T R I C A L RO O M SP R I N K L E R RI S E R EL E V . EQ U I P . GA S M E T E R S EL E C T . M E T E R S (3 ) S H O R T T E R M BI K E R A C K S EL E V A T O R 1 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 1' - 2 " 9' - 8 " 8' - 0 " AC C . P A T H O F T R A V E L PA R K I N G S I Z E M E T P E R C I T Y ST A N D A R D D O C U M E N T # 2 2 4 0 4 ' - 0 " PROGRAM LEGEND Lobby Retail Circulation Storage Utilities PROGRAM AREAS - FIRST FLOOR Department Area Utilities 157 SF Retail 2464 SF Circulation 182 SF Storage 39 SF Lobby 288 SF Grand total 3130 SF PROGRAM LEGEND Deck Residential Retail Circulation Storage Utilities PROGRAM AREAS - SECOND FLOOR Department Area Residential 1711 SF Circulation 1260 SF Storage 67 SF Deck 173 SF Grand total 3212 SF FL O O R L E V E L 2 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” FL O O R L E V E L 1 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” ATTACHMENT 3 ARC1-21 11 8 5 M O N T E R E Y S T R E E T | P5 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L TH I R D A N D F O U R T H F L O O R R E S I D E N T I A L UP UP CI R C U L A T I O N 63 4 S F 1 B D 30 3 12 0 6 S F 2 B D 30 4 1 ' - 0 " 1 5 ' - 6 " 7 ' - 0 " 49 3 S F ST U D I O 30 1 64 2 S F 1 B D 30 5 69 3 S F 1 B D 30 2 BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E DE C K DE C K DE C K DE C K D E C K D E C K 3' - 0 " 16 ' - 0 " 10 ' - 6 " 3' - 0 " 19 ' - 6 " 6' - 2 " 16 ' - 0 " 3' - 0 " 12 ' - 3 " 13 ' - 6 " 16 ' - 0 " 3' - 0 " 90 7 S F 2 B D 30 6 EL E V A T O R CI R C U L A T I O N 1' - 4 " 12 ' - 1 " 1' - 4 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 " 12 1 ' - 1 1 " 5 7 ' - 1 0 " 1 ' - 0 " 2 5 ' - 2 1 / 4 " 8 ' - 4 1 / 2 " 1 7 ' - 1 1 / 4 " 1 ' - 6 " 4 ' - 8 " 7 ' - 9 " 1 5 ' - 9 " 9 ' - 1 0 " 12 1 ' - 1 1 " SP R I N K L E R RI S E R 5 6 ' - 1 0 " CI R C U L A T I O N BI K E ST O R A G E DN DN UP CI R C U L A T I O N 80 6 S F 2 B D 40 4 1 6 ' - 6 " 7 ' - 0 " 10 4 9 S F 2 B D 40 5 51 0 S F 1 B D 40 2 CI R C U L A T I O N 3' - 0 " 16 ' - 0 " 10 ' - 6 " 22 ' - 6 " 0' - 1 " 50 ' - 1 0 1 / 2 " 16 ' - 0 " 3' - 0 " BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E CI R C U L A T I O N DE C K DE C K 79 2 S F 2 B D 40 6 BI K E ST O R A G E EL E V A T O R DE C K DE C K 8 ' - 9 " 1 4 ' - 9 " 9 ' - 1 0 " 12 1 ' - 1 1 " 12 1 ' - 1 1 " 1' - 4 " 12 ' - 1 " 1' - 4 " 25 ' - 3 " 7' - 5 1 / 2 " 25 ' - 0 " 7' - 5 1 / 2 " 25 ' - 0 " 15 ' - 0 " 2' - 0 " 5 6 ' - 1 0 " 3 0 2 1 / 4 " 3 0 5 3 / 4 " 1 8 " 5 6 " 5 6 ' - 1 0 " SP R I N K L E R RI S E R DE C K 66 4 S F 1 B D 40 3 CI R C U L A T I O N PROGRAM LEGEND Deck Residential Circulation Storage Utilities PROGRAM AREAS - FOURTH FLOOR Department Area Residential 3821 SF Circulation 1329 SF Storage 169 SF Deck 782 SF Grand total 6101 SF FL O O R L E V E L 4 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” FL O O R L E V E L 3 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” PROGRAM LEGEND Deck Residential Circulation Storage Utilities PROGRAM AREAS - THIRD FLOOR Department Area Residential 4575 SF Circulation 1217 SF Storage 202 SF Deck 601 SF Grand total 6594 SFATTACHMENT 3 ARC1-22 11 8 5 M O N T E R E Y S T R E E T | P6 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L RO O F P L A N DN ME C H A N I C A L U N I T S 3 6 ' - 3 " 52 ' - 0 " PROGRAM LEGEND Roof Deck RO O F D E C K SC R E E N SC R E E N PA R A P E T W A L L PA R A P E T W A L L 17 7 5 S F EL E V A T O R ST A I R ST A I R S L O P E S L O P E S L O P E PA R A P E T W A L L RO O F D E C K GU A R D R A I L PR E F E R E D L O C A T I O N F O R RO O F D E C K E X I T S T A I R OP T I O N A L L O C A T I O N FO R R O O F D E C K E X I T ST A I R CA B A N A A R E A RO O F L E V E L 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” ATTACHMENT 3 ARC1-23 11 8 5 M O N T E R E Y S T R E E T | P7 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L BU I L D I N G E L E V A T I O N S 23 3 . 7 ’ 04 8 1 6 24 3 . 8 7 ’ 25 4 . 7 ’ . 23 3 . 7 ’ 24 3 . 8 7 ’ 25 4 . 7 ’ SC A L E : 1 / 8 ” = 1 ’ - 0 ” 04 8 1 6 EA S T E L E V A T I O N SC A L E : 1 / 8 ” = 1 ’ - 0 ” WE S T E L E V A T I O N NO R T H E L E V A T I O N 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” SO U T H E L E V A T I O N 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” 23 3 . 7 ’ 24 3 . 8 7 ’ 25 4 . 7 ’ 26 9 . 2 ’ 23 3 . 7 ’ 24 3 . 8 7 ’ 25 4 . 7 ’ 27 8 ’ 27 8 ’ 258’ 25 8 ’ 27 8 ’ 22 4 . 2 ’ 22 4 . 2 ’ 22 4 . 2 ’ 22 4 . 2 ’ F. F . FO U R T H F L O O R F . F . SE C O N D F L O O R F . F . TH I R D F L O O R F . F . RO O F D E C K 26 5 . 2 ’ FO U R T H F L O O R F . F . SE C O N D F L O O R F . F . TH I R D F L O O R F . F . RO O F D E C K EL E V A T O R T O W E R 26 5 . 2 ’ F. F . SE C O N D A R Y R O O F S T A I R E N C L O S U R E PA R A P E T FO U R T H F L O O R F . F . SE C O N D F L O O R F . F . TH I R D F L O O R F . F . RO O F D E C K F. F . FO U R T H F L O O R F . F . SE C O N D F L O O R F . F . TH I R D F L O O R F . F . RO O F D E C K F. F . 26 5 . 2 ’ 26 5 . 2 ’ F. F . EL E V A T O R T O W E R EL E V A T O R T O W E R 27 1 . 2 ’ MECHANICAL SCREEN271.2’ ME C H A N I C A L S C R E E N 27 1 . 2 ’ 27 4 . 2 ’ SE C O N D A R Y R O O F S T A I R E N C L O S U R E 27 4 . 2 ’ 27 4 . 2 ’ SE C O N D A R Y R O O F S T A I R E N C L O S U R E 27 8 ’ EL E V A T O R T O W E R PA R A P E T 26 7 . 2 ’ ME C H A N I C A L S C R E E N ATTACHMENT 3 ARC1-24 11 8 5 M O N T E R E Y S T R E E T | P8 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L SI T E S E C T I O N S SI T E S E C T I O N M O N T E R E Y S T R E E T ( S E C T I O N A ) 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” SI T E S E C T I O N T O R O S T R E E T ( S E C T I O N B ) AV E R A G E N A T U R A L G R A D E = ( H I G H P O I N T - L O W P O I N T ) / 2 + L O W P O I N T ( 2 2 5 ’ - 2 2 3 . 5 1 ’ ) / 2 + 2 2 3 . 5 1 ’ = 2 2 4 . 2 6 ’ MA X . A L L O W A B L E H E I G H T = 2 2 4 . 2 6 ’ + 4 5 ’ = 2 6 9 . 2 6 ’ ATTACHMENT 3 ARC1-25 11 8 5 M O N T E R E Y S T R E E T | P9 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO L O R S A N D M A T E R I A L S Pa i n t e d F a s c i a PP G 1 0 2 1 - 1 Mo u n t a i n G r a y Perforated Metal Panel McNichols Round HoleNichiha Illumination Painted Fiber Cement Panel PPG1072-7 Bird House Brown:RRG6RIÀW Pa r a p e t Mc E l r o y A s h G r a y Ni c h i h a F i b e r C e m e n t 3U H À Q L V K H G 3 D Q H O Tu s c a n A r c h i t e c t u r a l B l o c k Ni c h i h a F i b e r C e m e n t P a n e l Ro u g h s a w n S m o k e Pr e c a s t C o n c r e t e B a s e 6L P L O D U P D W H U L D O V 3 U R À O H W R E H ZL W K R X W U R O O D W W R S R I E D V H Al u m i n u m D o r s a n d W i n d o w s Ka w n e e r A n o d i z e d Ch a m p a g n e Th i n B r i c k H. C . M u d d o x Fo l s o m G o l d Me t a l S p a n d r e l P a n e l s Ma p e s C l a s s i c C o p p e r Pa i n t e d M e t a l C a n o p y PP G 1 0 6 8 - 7 Sp i c e d C i d e r ATTACHMENT 3 ARC1-26 11 8 5 M O N T E R E Y S T R E E T | P10 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L AR C H I T E C T U R A L D E T A I L S ME T A L A W N I N G ST O R E F R O N T S Y S T E M PR E C A S T C O N C R E T E B A S E EL D O R A D O B R I C K V E N E E R PE R F O R A T E D M E T A L P A N E L BL A D E S I G N ME T A L S P A N D R E L P A N E L S AW N I N G M O U N T E D S I G N PA I N T E D S T U C C O RE T A I L A L U M I N U M S T O R E F R O N T ME T A L A W N I N G EL D O R A D O B R I C K V E N E E R EL D O R A D O B R I C K V E N E E R RE S I D E N T I A L W I N D O W S / S L I D E R S C- C H A N N E L H E A D E R C- C H A N N E L H E A D E R RE S I D E N T I A L W I N D O W S BR I C K V E N E E R T O MA T C H B U I L D I N G WA L L C A P T O M A T C H BU I L D I N G C O L O R DO O R S W I T H PE R F O R A T E D M E T A L PA N E L S TE N T A T I V E A R E A F O R P U B L I C A R T TR E L L I S T O M A T C H BU I L D I N G E L E M E N T S ATTACHMENT 3 ARC1-27 11 8 5 M O N T E R E Y S T R E E T | P11 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L FR O N T S I G N S FR E E S T A N D I N G S I G N S ( A W N I N G M O U U N T E D BL A D E S I G N AL L O W A B L E S I G N S T A T I S T I C S Z O N I N G : C - R SI G N T Y P E A L L O W E D : A L L T Y P E S TO T A L N U M B E R A L L O W E D : 4 P E R T E N A N T MA X . C U M U L A T I V E A R E A : 2 0 0 S F / T E N A N T SP E C I A L I L L U M I N A T I O N R E S T R I C T I O N S : N O N E PR O P O S E D S I G N S T A T I S T I C S FR E E S T A N D I N G S I G S = 3 ( 8 ’ X 3 ’ ) = 7 2 S F 1 ( 6 ’ X 2 ’ ) = 1 2 S F BL A D E S I G N : 1 ( 4 ’ X 1 2 ’ ) = 4 8 S F CU M M U L A T I V E S I G N A R E A = 1 3 2 S F < 2 0 0 S F O K ATTACHMENT 3 ARC1-28 11 8 5 M O N T E R E Y S T R E E T | P12 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L UP UP 8 ' - 9 " 1 4 ' - 9 " 9 ' - 1 0 " T o 24 6 4 S F CO M M E R C I A L CI R C U L A T I O N 1' - 4 " 12 ' - 1 " 1' - 4 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 " 4 ' - 0 " 12 1 ' - 1 1 " 5 5 ' - 1 1 5 1 / 2 5 6 " 8 ' - 4 1 / 2 " 1 7 ' - 1 1 / 2 " 1 ' - 6 " 4 ' - 8 " LO B B Y BI K E C- 0 2 BI K E C- 0 1 EL E C T R I C A L RO O M SP R I N K L E R RI S E R EL E V . EQ U I P . GA S M E T E R S EL E C T . M E T E R S (3 ) S H O R T T E R M BI K E R A C K S EL E V A T O R AC C . P A T H O F T R A V E L 4 ' - 0 " PA R K I N G 15 17 1 6 18 19 20 12 21 22 13 1 4 23 15 17 1 6 18 19 20 12 21 22 13 1 4 mc 2 23 P K P K T r u n k D i a ./9 " T r e e D i a /2 2 ' T r u n k D i a ./6 " T r e e D i a /1 4 ' X X c l u d i n g : n l e a k s w i t h v a l v e s o n w e e d s c o n t r o l l e r t o r e s p o n d r c o n d i t i o n s s :e c e s s a r y /m u l c h t o c o v e r d r i p s a n d h o s e v a l v e p l a n t m a t e r i a l hnce G u i d e l i n e s : UP UP CI R C U L A T I O N 63 4 S F 1 B D 30 3 12 0 6 S F 2 B D 30 4 1 ' - 0 " 1 5 ' - 6 " 7 ' - 0 " 49 3 S F ST U D I O 30 1 64 2 S F 1 B D 30 5 69 3 S F 1 B D 30 2 BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E DE C K DE C K DE C K DE C K D E C K D E C K 3' - 0 " 16 ' - 0 " 10 ' - 6 " 3' - 0 " 19 ' - 6 " 6' - 2 " 16 ' - 0 " 3' - 0 " 12 ' - 3 " 13 ' - 6 " 16 ' - 0 " 3' - 0 " 90 7 S F 2 B D 30 6 EL E V A T O R CI R C U L A T I O N 1' - 4 " 12 ' - 1 " 1' - 4 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 " 12 1 ' - 1 1 " 5 7 ' - 1 0 " 1 ' - 0 " 2 5 ' - 2 1 / 4 " 8 ' - 4 1 / 2 " 1 7 ' - 1 1 / 4 " 1 ' - 6 " 4 ' - 8 " 7 ' - 9 " 1 5 ' - 9 " 9 ' - 1 0 " 12 1 ' - 1 1 " SP R I N K L E R RI S E R 5 6 ' - 1 0 " CI R C U L A T I O N BI K E ST O R A G E GR O U N D F L O O R P A R T I A L P L A N GR O U N D F L O O R P A R T I A L P A R K I N G P L A N RE S I D E N T I A L L E V E L F L O O R P L A N F1 F1 F1 F1 F1 F2 F2 F2 F2 F2 F2 F2 F1 F1 F2 F2 F2 F2 F3 F3 F3 F4 F4 F4 F4 F4 F4 F4 F4 F4 F4 F4 F4 F2 F1 - S O F F I T D O W N L I G H T GO T H A M E V O 6 ” , SI M I L A R T O PH O T O A B O V E F2 - W A L L L I G H T @ C O M M E R C I A L GR E A T O U T D O O R S 7 2 5 0 1 F3 - P A R K I N G L I G H T P O L E CY C L O N E C A M P A N A F4 - W A L L L I G H T @ R E S I D E N T I A L P A T I O KI C H L E R 1 0 9 2 2 A Z , SIMILAR TO PHOTO ON LEFT RE F E R T O E N C L O S E D F I X T U R E CU T S H E E T S F O R T E C H N I C A L D A T A ATTACHMENT 3 ARC1-29 11 8 5 M O N T E R E Y S T R E E T | P13 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO N C E P T U A L L A N D S C A P E P L A N UP 23 4 5 6 8 79 1 0 1 1 15 17 1 6 18 19 20 12 1 21 22 13 1 4 23 15 17 1 6 18 19 20 12 21 22 13 1 4 mc 2 23 mc 1 N 3 5 ' 5 4 ' 0 0 " W 9 9 . 0 0 ' P R O P E R T Y L I N E N 5 4 '0 6 '0 0 " E 1 3 1 .2 6 ' P R O P E R T Y L I N E P R O P E R T Y L I N E N 5 4 '0 6 '0 0 "E 1 1 9 .0 0 ' N42'57'40"W 99.7 6 'P R O PE R T Y L I N E M o n t e r e y S t r e e t To r o S t r e e t C I R C U L A T I O N L O B B Y B I K E C -0 2 B I K E C -0 1 E L E C T R I C A L R O O M S P R I N K L E R R I S E R E L E V . E Q U I P . C O M M E R C I A L (3 ) S H O R T T E R M B I K E R A C K S A C C . P A T H O F T R A V E L E L E V A T O R A R C H I T ECDE C A L I F O R N I A F O ETATRENEWAL 11/18No. 1941STEVEN P. CAMINITIE C I LSN SLANDSCAPE T y p i c a l 4 ' S q u a r e C i t y A p p r o v e d S t e e l T r e e G r a t e ( t o t a l o f 7 ) B C D D E B B D D A B B A C C D (1 ) R o u n d 4 8 " D i a . x 4 2 " H i g h A r c h i t e c t u r a l C o n c r e t e P l a n t e r s ) (2 ) R a i s e d P l a n t e r s a s s h o w n (4 ) R o u n d 3 6 " D i a . x 3 0 " H i g h A r c h i t e c t u r a l C o n c r e t e P l a n t e r s ) (4 ) R o u n d 3 6 " D i a . x 3 0 " H i g h A r c h i t e c t u r a l C o n c r e t e P l a n t e r s ) (2 ) R o u n d 3 0 " D i a . x 2 4 " H i g h A r c h i t e c t u r a l C o n c r e t e P l a n t e r s ) T r i s t a n i a c o n f e r t a B r i s b a n e B o x 7 -1 5 g a l . L a r g a s t r o m i a I n d i c a H y b r i d C r a p e M y r t l e 4 -1 5 g a l . S t r e l i t z i a n i c o l a i G i a n t B i r d o f P a r a d i s e 2 -1 5 g a l . A s p a r a g u s ' M e y e r i ' M e y e r 's A s p a r a g u s F e r n 8 -1 g a l . F i c u s b e n j a m i n a W e e p i n g F i g 2 -1 5 g a l . V i n c a m i n o r D w a r f P e r i w i n k l e 2 4 -1 g a l . C y c a s r e v o l u t a S a g o P a l m 4 -1 5 g a l . V i n c a m i n o r D w a r f P e r i w i n k l e 1 6 -1 g a l . P h o e n i x r o e b e l i n i P y g m y D a t e P a l m (m u l t i ) 4 -1 5 g a l . V i n c a m i n o r D w a r f P e r i w i n k l e 1 6 -1 g a l . C r a s s u l a o v a t a J a d e P l a n t 2 -1 5 g a l . S t r e l i t z i a n i c o l a i G i a n t B i r d o f P a r a d i s e 1 -1 5 g a l . P l a n t S y m b o l B o t a n i c a l N a m e C o m m o n N a m e Q u a n .-S i z e P l a n t i n g L e g e n d S e m p e r v i u m K a l i n d a H e n a n d C h i c k e n s 1 2 -4 " p o t s F i c u s p u m i l a C r e e p i n g f i g 8 -1 g a l . R i v e r R o c k 3 "-4 " d e e p a n d d i a m e t e r r a n g i n g f r o m 1 "-4 " (i n s t a l l o v e r f i l t e r c l o t h ) A n i g o z a n t h o s h y b r i d s K a n g a r o o p a w s 1 g a l . @ 1 8 "o .c .'B i g R e d ' H e m e r o c a l l i s h y b r i d s D a y l i l y (e v e r g r e e n m i x c o l o r s ) 1 g a l . @ 1 2 "o .c .(M i x e d c o l o r s - r e d ,c r a n b e r r y a n d w h i t e ) P K P K P K P K P K F i c u s T r u n k D i a ./2 4 " T r e e D i a /4 0 ' T r u n k D i a ./8 " T r e e D i a /2 0 ' T r u n k D i a ./6 " T r e e D i a /1 2 ' T r u n k D i a ./8 " T r e e D i a /1 8 ' T r u n k D i a ./9 " T r e e D i a /2 2 ' T r u n k D i a ./6 " T r e e D i a /1 4 ' T r u n k D i a ./A s n o t e d T r e e D i a /A s n o t e d E E O n e o f f i v e a r c h i t e c t u r a l c o l u m n s 1 2 -7 -2 0 1 6 1 -9 -2 0 1 7 E x i s t i n g t r e e s t o b e r e m o v e d . "P K " a r e P y r u s K a w a k a m i a n d " F i c u s " i s F i c u s s p e c i e s . X X X X X X X D A T E :J O B :D R A W N :R E V I S I O N S :S P C LANDSCAPE PLAN STEVEN P. CAMINITI LANDSCAPE ARCHITECTURE, ETCETERA 805/544-6429 FAX 544-6443 CAL. LIC. NO. 1941 EMAIL: stevenpc@charter.net 1144 MILL ST., SAN LUIS OBISPO, CA. 93406 LA N D S C A P E P L A N / P R O P O S E D T R E E R E M O V A L P L A N S C A L E : 1 /8 "=1 '-0 " W o r k d o n e e v e r y m o n t h : 1 . V i s u a l i n s p e c t i o n s i n c l u d i n g : a . A l l p l a n t m a t e r i a l b . A l l t r e e s t a k i n g c . L o o k f o r i r r i g a t i o n l e a k s w i t h v a l v e s o n d . R e m o v e /s p r a y a l l w e e d s e . A d j u s t i r r i g a t i o n c o n t r o l l e r t o r e s p o n d t o c u r r e n t w e a t h e r c o n d i t i o n s W o r k d o n e e v e r y 6 m o n t h s : 2 . A l l o f t h e a b o v e p l u s : a . P r u n e p l a n t s a s n e c e s s a r y b . R e d i s t r i b u t e b a r k /m u l c h t o c o v e r d r i p t u b i n g c . 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I n s p e c t t h e e n t i r e p r o j e c t w i t h t h e o w n e r L a n d s c a p e M a i n t e n a n c e G u i d e l i n e s : 1 0 -1 3 -2 0 1 6ATTACHMENT 3 ARC1-30 11 8 5 M O N T E R E Y S T R E E T | P14 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L PR E L I M I N A R Y G R A D I N G P L A N ATTACHMENT 3 ARC1-31 11 8 5 M O N T E R E Y S T R E E T | P15 MAY 01, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L PR E L I M I N A R Y U T I L I T Y P L A N ATTACHMENT 3 ARC1-32 H 11 8 5 M O N T E R E Y S T R E E T | EX-1 MAY 08, 2017 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L BU I L D I N G P E R S P E C T I V E W I T H O U T T R E E R E M O V A L BU I L D I N G P E R S P E C T I V E W I T H T R E E R E M O V E D A N D N E W T R E E S A D D E D SO U T H E L E V A T I O N P E R S P E C T I V E ATTACHMENT 4 ARC1-33 ATTACHMENT 4 ARC1-34 ATTACHMENT 4 ARC1-35 Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, April 3, 2017 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, April 3, 2017 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Wynn. APPOINTMENTS 1. Oath of Office Recording Secretary Monique Lomeli administered the Oath of Office to new Commissioners Richard Beller and Greg Starzyk. ROLL CALL Present: Commissioners Richard Beller, Allen Root, Angela Soll, Greg Starzyk, and Chair Greg Wynn Absent: Commissioners Brian Rolph and Amy Nemcik Staff: Community Development Deputy Director Doug Davidson, Associate Planners Shawna Scott and Kyle Bell, and Recording Secretary Monique Lomeli. Other staff members presented reports or responded to questions as indicated in the minutes. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA David Brodie, San Luis Obispo, expressed opposition toward the black and metal-grey color schemes used in downtown developments, stating new developments should follow the design guidelines for aesthetic and environmental benefits. APPROVAL OF MINUTES ACTION: MOTION BY CHAIR WYNN, SECOND BY COMMISSIONER SOLL, CARRIED 3-0-2-2 (new Commissioners Beller and Starzyk abstained), to approve the Minutes of the Architectural Review Commission Meeting of February 13, 2017, with the following amendment: ATTACHMENT 5 ARC1-36 DRAFT Minutes – Architectural Review Commission Meeting of April 3, 2017 Page 2 Page 2: Eliminate the duplicate paragraph following the end of public comment. PUBLIC HEARINGS 1. 1299 Orcutt Road. ARCH-0071-2017: Architectural review of the residential development within Tract 3083 (West Creek Development) that consists of 172 residential dwelling units within the Orcutt Area Specific Plan, in accordance with the Mitigated Negative Declaration SBDV-1769-2015 adopted by the City Council, Resolution No. 10715 (2016 Series); R-4 & R-2 zones; Robbins Reed, Inc., applicant. Associate Planner Kyle Bell presented the staff report with use of a PowerPoint presentation and responded to Commissioner inquiries. Randy Russom, Architect, RRM Design Group, stated compliance with all previous requests for revision. Applicant Aaron Abbott provided an overview of the plan, noting plan revisions and responded to Commissioner inquiries. Public Comments: Ariel Montoya, San Luis Obispo, stated concerns regarding the potential impacts on traffic and the height of the retaining walls; requested the Commission require modifications to the design. Steve Del Martini spoke in favor of the project and offered information regarding the community’s housing needs. Russ Styermin expressed concerns regarding the height of the retaining wall and excess noise. --End of Public Comment-- Chair Wynn suggested the applicant work with staff to make minor revisions to Plan 2 – Option 2, specific to the corner (agenda packet page 34) where the flat roof meets the garage roof. Commissioner Beller urged staff to monitor the project closely, to implement traffic calming solutions along Orcutt Road and consider opportunities for connectivity to create a more inclusive project, including a pathway across the creek. ACTION: MOTION BY COMMISSIONER ROOT, SECOND BY COMMISSIONER SOLL, CARRIED to adopt the draft resolution approving the architectural design of the residential development with the following amendments: ATTACHMENT 5 ARC1-37 DRAFT Minutes – Architectural Review Commission Meeting of April 3, 2017 Page 3 Condition #5: Add “Plans shall include a recess surround trim around the garage openings of single-family residences.” Condition #11: Add “All trees shall be a minimum 24-gallon to the satisfaction of the Community Development Director and City Arborist.” CARRIED 5-0-2 on the following roll call vote: AYES: BELLER, ROOT, SOLL, STARZYK, AND WYNN NOES: NONE. ABSENT: NEMCIK AND ROLPH 2. 1185 Monterey Street. ARCH-4000-2016: Design review of a new four-story mixed use project that includes 2,464 square feet of ground floor commercial/retail space, 13 residential units, onsite parking, associated tree removals, and modifications to existing street parking, including the relocation of two 10-hour metered spaces on Toro Street to Monterey Street, resulting in no net loss of street parking, with a Categorical Exemption from environmental review (Class 32, in-fill development projects); project includes demolition of the existing non-historic structure onsite; C-R zone; Matt Quaglino, Ricardo Court Development, LLC, applicant. Associate Planner Shawna Scott provided an in-depth staff report with use of a PowerPoint presentation and responded to Commission inquiries. Scott Martin, Architect, RRM Design Group presented a project overview and responded to Commission inquiries. Matt Quaglino, owner, urged the Commission to include the ficus tree removal in their recommendation, noting the intent to replace the tree with three trees of a more suitable species. Steve Caminetti, Landscape Architect, responded to Commission inquiries, stating the location of the ficus tree is inconsistent with the current guidelines and suggested a Tristania would be more compatible and less destructive to the surrounding area. Public Comment: David Brodie, San Luis Obispo, voiced opposition to the project. Allen Cooper, San Luis Obispo, requested the Commission continue the project with direction to return with a more conceptually consistent design. Russ Brown, San Luis Obispo, expressed concerns regarding the compatibility of the current design with the overall tradition and future growth of the downtown area. Steve Del Martini, San Luis Obispo, spoke in favor of the proposed project. ATTACHMENT 5 ARC1-38 DRAFT Minutes – Architectural Review Commission Meeting of April 3, 2017 Page 4 --End of Public Comment-- Commissioner Soll spoke in general support of the design and suggested the Tree Committee review the issue of the ficus tree. Commissioner Starzyk spoke in favor of the design and noted a lack of compatibility between the building and ficus tree; suggested the applicant consider proper placement of a more suitable tree species. Commissioner Beller stated the Monterey Street façade needs to be revised; spoke in favor of the ficus tree removal; suggested applicant reduce the mass of the southwest façade and deemphasize the overhead plane. Commissioner Root spoke in favor of the roof deck and ficus tree removal; suggested the applicant revise the roof design. Chair Wynn spoke in support of the scale and direction of the project; suggested the applicant articulate the north and south walls and screen the trash enclosure; encouraged the applicant to communicate with staff regarding the roof classification. ACTION: MOTION BY COMMISSIONER SOLL, SECONDED BY COMMISSIONER BELLER, CARRIED 5-0-2 to continue the item to a date uncertain with direction to the applicant to: 1. Open and/or articulate the two four-story tower elements on the northern and southern sides of the building (possibly with puncturing openings). 2. Screen the trash enclosure from residences. 3. Modify the top of the building to be more in keeping with community character. Commission recessed at 7:09 p.m. and reconvened at 7:15 p.m. with all Commissioners present. BUSINESS ITEMS: 1. Presentation and Information Regarding Land Use Regulations and the Architectural Review Commission’s Role and Responsibilities Under the California Environmental Quality Act. Assistant City Attorney Jon Ansolabehere and Associate Planner Shawna Scott provided in-depth information with use of a PowerPoint presentation and responded to Commissioner inquiries. COMMENTS AND DISCUSSION Deputy Director Davidson provided an agenda forecast. ATTACHMENT 5 ARC1-39 DRAFT Minutes – Architectural Review Commission Meeting of April 3, 2017 Page 5 ADJOURNMENT The meeting was adjourned at 8:23 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, April 17, 2017 at 5:00 p.m., in the location, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2017 ATTACHMENT 5 ARC1-40 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Design review of a new four-story mixed use project that includes 2,464 square feet of ground floor commercial/retail space, 13 residential units, onsite parking with a 30% shared/mixed use parking reduction, associated tree removals, and modifications to off-site street parking spaces on Monterey Street and Toro Street (no loss of street parking is proposed), with a Categorical Exemption from environmental review (Class 32, in-fill development projects). The project includes demolition of the existing non-historic building. PROJECT ADDRESS: 1185 Monterey Street BY: Shawna Scott, Associate Planner Phone Number: (805) 781-7176 e-mail: sscott@slocity.org FILE NUMBER: ARCH-4000-2016 FROM: Doug Davidson, Deputy DirectorDD RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Matt Quaglino Ricardo Court Development LLC Representative Pat Blote RRM Design Group Submittal Date October 17, 2016 Complete Date February 23, 2017 Zoning C‐R (Retail Commercial) General Plan General Retail Site Area 0.28 acre (12,196 square feet) Environmental Status Categorical Exemption from environmental review (Class 32 In‐Fill Development Projects) SUMMARY The applicant is proposing to demolish the existing non-historic building and construct a new 45-foot tall four-story mixed use project with 2,464 square feet of ground floor commercial/retail space and 13 residential units, 23 onsite vehicle parking spaces, and bicycle parking and storage. The applicant’s request includes the removal of five Pyrus kawakami trees (four onsite, one street tree) and one ficus street tree. The project includes modifications to existing street parking, including the relocation of two 10-hour metered spaces on Toro Street to Monterey Street, resulting in no net loss of street Meeting Date: April 3, 2017 Item Number: 1 ATTACHMENT 5 ARC1-41 ARCH-4000-2016 (1185 Monterey) Page 2 parking. The project site is zoned Retail Commercial and is located within the Downtown Planning Area (outside the Downtown Core). 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines (CDG) and applicable City policies and standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting 2.2 Project Description The proposed project consists of a new four-story mixed use project with:  2,464 square feet of ground floor commercial/retail space  13 residential units (one studio, seven one-bedroom units, and five two-bedroom units)  A 30% shared/mixed use parking reduction to reduce the required parking from 33 spaces to 23 spaces, provided onsite  Five bicycle parking spaces (three short-term, two long-term) and residential unit bicycle storage;  Removal of four trees from the site and one Pyrus kawakami street tree (approved by the City Arborist) and removal of one ficus street tree (not approved by the City Arborist);  A landscape plan that includes seven new street trees and new trees and shrubs within the project site and parking area;  Relocation of two 10-hour metered spaces on Toro Street to Monterey Street, resulting in no net loss of street parking (refer to Attachment 3, Project Plans, EX-1, Curb Marking Layout). The project design includes various materials including thin brick veneer; block fiber and painted fiber cement panels; painted stucco; painted fascia and wood soffit; perforated metal panel balconies; metal roofing and painted metal canopies; aluminum doors and windows; copper spandrel panels; and pre-cast concrete bases. Colors include tans, browns, grays, and coppers (refer to Attachment 3, Project Plans, Sheets P9 and P10). Zoning C‐R (Commercial Retail) Site Size 0.28 acre (12,196 square feet) Present Use & Development Assets barre, fitness, and boutique and private parking lot Topography Nearly level, gently sloping Access Monterey Street and Toro Street Surrounding Use/Zoning North: Offices, County building and County parking lot / C‐R South: Tattoo parlor, auto detailing, aikido studio, private parking lot / C‐R East: Auto dealership / C‐R West: Office and private parking lot / C‐R ATTACHMENT 5 ARC1-42 ARCH-4000-2016 (1185 Monterey) Page 3 Figure 1. Perspective view of project from Monterey/Toro Streets 2.3 Project Statistics Notes: 1. Applicant’s project plans dated February 8, 2017 2. Zoning Regulations dated March 2015 3. Includes proposed 30% shared/mixed use parking reduction 3.0 PROJECT ANALYSIS The project consists of a mixed-use project that includes both commercial space and residential units within the Retail Commercial (C-R) zone in the Downtown Area (outside of the Downtown Core). Based on the location of the project, Staff reviewed the project using Community Design Guidelines (CDG) for commercial, multi-family residential, and downtown projects. 3.1 Overall Design: The proposed project meets overall design objectives for downtown, commercial, and multi-family residential projects by providing upper-story residential units accessed via an internal stairway and elevator, providing articulation in the building form with three “pop-outs” along the Monterey Street frontage, showing horizontal and vertical articulation between the third and fourth floors, and creating space between the commercial entries and in the building corner near the intersection of Monterey Street and Toro Street.1 The structure 1 CDG Chapter 4: 4.2A and B. Street Orientation, Height, scale. Item Proposed 1 Standard 2 Setback Front Yard 0 feet 0 feet Other Yard 0 feet 0 feet Max. Height 45 feet; mechanical screening, 47 feet; elevator tower, 54 feet 45 feet; elevator tower/mechanical screening may not exceed 55 feet Max. Building Coverage 80 percent 100 percent Density Units (DU) 10.1 10.1 Parking Spaces Vehicle 233 33 Bicycle (long-term) 2 2 Bicycle (short-term) 3 3 ATTACHMENT 5 ARC1-43 ARCH-4000-2016 (1185 Monterey) Page 4 would be built to the sidewalk, and parking would be located in the rear of the site and under the rear second story of the building (refer to Attachment 3, Project Plans, Sheets P3 and P4). The project would consolidate the existing driveways on both Monterey and Toro Streets to one driveway on Toro Street (see discussion 3.6 Parking, below). 3.2 Architectural Style and Neighborhood Compatibility: The architectural style of the project is unique and does not include canned or trademark design.2 Four-sided architecture incorporates brick, stucco, and cement block panels, storefront doors and metal canopies and awnings, and aluminum-framed glass windows on all faces of the structure (refer to Attachment 3, Project Plans, Sheets P7, P9, and P10). Residential units are provided with metal balconies, which is encouraged by the CDG Section 5.5.C.3 for both “practical and aesthetic value”. This contemporary design is compatible with the transitioning commercial development along Monterey Street, including the use of rectangular windows, planter boxes, a street corner cut-out present on the proximate Montoro building, and extended roof overhang and soffit evident on the San Luis Diagnostic Center building at the corner of Monterey Street and Santa Rosa Street. The proposed colors are complementary to both older and more recently constructed buildings along the Monterey Street corridor.3 3.3 Form and Mass: The project includes pedestrian-scale features including storefront windows, planter boxes, light fixtures, and metal awnings. The street-facing elevation provides vertical and horizontal articulation by providing a tall first floor in the commercial space, drawing forward the three commercial space entrances while accommodating residential units with metal balconies above, providing space between the commercial entrances, setting the Monterey Street-facing fourth floor back approximately ten feet, and angled roof overhangs to break up the form and mass of the building (refer to Attachment 3, Project Plans, Sheets P7, and P8).4 The north-facing side and rear of the building incorporate angled roof overhangs, balconies, awnings, and wall cut-outs to provide articulation, consistent with CDG Chapter 5.4.C.1 (Façade and Roof Articulation). ARC Discussion: The south elevation shows a large blank wall facing the south, which would be clearly visible from Monterey Street. The ARC should discuss inclusion of articulating features such as windows or cut-outs, similar to the north elevation. 2 CDG Chapter 3: B.1: Architectural style. No particular architectural style or design theme is required in the City nor can San Luis Obispo be defined by any particular architectural style. A wide range of architectural characteristics adds to the City’s overall image. While variety in design is generally encouraged, the compatibility of new projects with the existing built environment should be a priority. The goal is to preserve not only the historic flavor of the community but, equally important, its scale and ambience. “Canned” or “trademark” building designs used by franchised businesses in other cities may not be acceptable in San Luis Obispo, as they can collectively have the effect of making the commercial areas of the City look like anywhere in California. 3 CDG Chapter 4: 4.2C. Façade design. New structures and remodels should provide storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structure, without copying their architectural style. 4 CDG Chapter 3: B.4: Form and Mass. A building’s design should provide a sense of human scale and proportion. Horizontal and vertical wall articulation should be expressed through the use of wall offsets, recessed windows and entries, awnings, full roofs with overhangs, second floor setbacks, or covered arcades. Figure 2. South Elevation ATTACHMENT 5 ARC1-44 ARCH-4000-2016 (1185 Monterey) Page 5 3.4 Building Materials and Colors: As shown in Attachment 3, Project Plans, Sheets P9 and P10, and consistent with CDG 3.1.B.10, proposed materials do not appear “stuck on”, and would enhance the architectural theme and design on all sides of the building. Consistent with CDG Sections 3.1.B.12 and 4.2.D.1, proposed colors would be complementary to the surrounding area, and would generally reflect changes between architectural elements (i.e. commercial “pop- outs”, elevator tower and stairway, residential units and internal walkways). The project includes metal awnings, which are not considered appropriate within the Downtown Core5; however, the use of this material outside of the core does not appear incompatible with surrounding commercial development. 3.5 Street trees: The applicant proposes to remove six trees from the project site (refer to Attachment 3, Project Plans, sheet P13). The City Arborist has reviewed the applicant’s request, and approved removal of four onsite and one street tree (all Pyrus kawakami species). The applicant has also requested removal of one large ficus street tree, located on Monterey Street, to “reinforce the architectural rhythm of the primary building façade,” and to provide a consistent urban landscape with the planting of seven new street trees (four along Monterey Street and three along Toro Street) (refer to Attachment 4, Supplemental Information from Applicant). The City Arborist recommended that the ficus tree remain, due to the local public significance of the tree, its healthy condition, and this species’ ability to withstand heavy pruning. The City Arborist has reviewed the project plans and recommends that the project construction plans address any necessary foundation design to accommodate the root system of the tree, and coordination regarding tree protection and trimming practices (see Conditions 32 and 33). A visual comparison of the view of the project both with and without the ficus is provided in Attachment 3, Project Plans (see Sheet EX-1, Tree Exhibit). ARC Discussion: Based on the City Arborist’s review of the project and tree removal request, it is Staff’s recommendation to retain the existing ficus street tree. The ARC should discuss 1) the applicant’s request to remove the ficus tree and the City Arborist’s recommendation to retain the tree and 2) proposed Conditions 32 and 33 (refer to Attachment 1, Draft Resolution). If the ARC disagrees with the City Arborist’s recommendation and approves removal of the ficus street tree, the Tree Committee will consider the applicant’s request pursuant to the Tree Ordinance.6 3.6 Parking: The project requires 33 vehicle parking spaces (24 spaces for 13 residential units and 9 spaces for 2,464 square feet of commercial space). The applicant is requesting a 30% parking reduction, resulting in the provision of 23 vehicle spaces onsite.7 5 CDG Chapter 4.2.D.5e: The materials and color of awnings need to be carefully chosen…. Canvas is the most appropriate material for awnings. Metal, plastic (vinyl), or other glossy materials are not appropriate. 6 Tree Ordinance Section 12.24.090.E.2.c: If architectural review is required for the development, the architectural review commission shall approve or deny the application: (1) If the city arborist has recommended denying the application and the architectural review commission has approved the application, the tree committee shall review the architectural review commission’s decision. 7 Zoning Regulations Sections 17.16.060.B and C state that where two or more uses share common parking areas, the total number of parking spaces required may be reduced by up to 10% with approval of an administrative use permit and by approving an administrative use permit, the Director may reduce the parking requirement for projects sharing parking by up to 20%, in addition to the shared parking reduction, for a total maximum parking reduction of 30%, upon finding that the times of maximum parking demand from various uses will not coincide. ATTACHMENT 5 ARC1-45 ARCH-4000-2016 (1185 Monterey) Page 6 The project includes five bicycle parking spaces, in addition to residential bicycle storage, as required by Zoning Regulations Table 6.5 Bicycle Parking Space Requirements. The applicant proposes to consolidate the two existing driveways providing vehicle access to the site on Monterey Street and Toro Street into one driveway off Toro Street. As a result, existing street parking on Monterey Street and Toro Street would be reconfigured to accommodate the consolidated driveway and sight distance requirements. Two 10-hour metered spaces on Toro Street would be relocated to Monterey Street, resulting in no net loss of street parking (refer to Attachment 3, Project Plans, EX-1, Curb Marking Layout). The City Public Works Transportation and Parking Services Departments have reviewed and approved the plan, and the re-location of existing meters is addressed under proposed Condition # 9 (refer to Attachment 1, Draft Resolution). 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the State California Environmental Quality Act (CEQA) Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on a developed property and is served by required utilities and public services. The project has been reviewed by the City Public Works Department, Transportation Division, and no significant traffic impacts were identified, based on the size and location of the project. 5.0 OTHER DEPARTMENT COMMENTS The requirements of the other City departments are reflected in the Conditions of Approval. 6.0 ALTERNATIVE RECOMMENDATIONS 6.1. Deny the project based on findings of inconsistency with the Community Design Guidelines. This alternative is not recommended, because the project is consistent with the General Plan and Community Design Guidelines, and further architectural review could be accommodated in the review process. 6.2 Continue the project to a date uncertain, with specific directional items provided. 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Project Plans 4. Supplemental Information from Applicant Included in Commission member portfolio: Project plans Available at ARC hearing: Color and materials board ATTACHMENT 5 ARC1-46 R ______ RESOLUTION NO. __________ (2017 SERIES) A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE DESIGN OF A NEW FOUR-STORY MIXED-USE PROJECT THAT INCLUDES GROUND FLOOR COMMERCIAL/RETAIL SPACE, 13 RESIDENTIAL UNITS, AND ONSITE PARKING, AND A 30 PERCENT PARKING REDUCTION, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 3, 2017 1185 MONTEREY STREET (ARCH-4000-2016) 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 April 3, 2017, pursuant to a proceeding instituted under ARCH-4000-2016, Ricardo Court Development, LLC, applicant; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; 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; and 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 approval to application ARCH-4000-2016, based on the following findings: 1. That 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 site and the surrounding neighborhood. 2. As conditioned, the project is consistent with the City’s General Plan applicable to development in a General Retail area. The proposed mixed use project is consistent with: Policy 3.8.4 Commercial Revitalization, because the project would redevelop and beautify the site with uses complementary to existing commercial and mixed use development on Monterey Street and would provide housing on upper floors; Policy 3.8.5 Mixed Use, because the project consists of mixed uses in a Retail Commercial (CR) zone; Policy 4.2.1 Existing and New Dwellings, because the commercial project includes residential uses on the upper floors; Policy 4.5 Walking Environment, because the project would provide adequate space for pedestrians and would include street trees; Policy 4.14 Parking, because the project would provide on-site parking and would not result in the reduction of any street parking spaces; Policy 4.22 Commercial Buildings Outside the Core, because the project would redevelop the site to provide a building constructed closer to Monterey Street, the structure would not ATTACHMENT 5 ARC1-47 Resolution No. ______________ (2017 Series) Page 2 exceed 45 feet in height, and would include allowed mechanical screening and elevator tower no greater than 54 feet in height; and Policy 8.2.2 Upper Monterey, because the project would revitalize and enhance the project site. 3. As conditioned, the project is consistent with the City’s Community Design Guidelines applicable to commercial development because the proposed project incorporates similar materials and architectural features to the surrounding neighborhood and provides a complementary color scheme. 4. The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060.A., Parking Space Requirements, in that it satisfies the intent of that section which is “…to minimize the area devoted exclusively to parking and drives when typical demand may be satisfied more efficiently by shared facilities.” Moreover, the project satisfies the requirement for a shared parking reduction specified in San Luis Obispo Municipal Code Section 17.16.060.B because there are multiple uses that share common parking areas. In addition, in accordance with the provisions of Section 17.16.060.C, the times of maximum parking demand from the proposed uses will not coincide. 5. The proposed parking reduction will be safe, and will not be detrimental to the surrounding area or cause a decline in quality of life because the project is located proximate to a shopping center, restaurants, entertainment, employment, and a transit stop, allowing for alternative modes of transportation such as walking, biking, or taking public transportation. 6. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it consists of the redevelopment of the project site consistent with policies and standards applicable to development within a General Retail area, on a site less than five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is served by City utilities and public services. Based on the location, size, and area and quantity of commercial and residential components of the development, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water quality. SECTION 2. Action. The Architectural Review Commission hereby grants approval to application ARCH-4000-2016, with incorporation of the following conditions and code compliance notes: Conditions and Code Requirements Planning 1. 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 ATTACHMENT 5 ARC1-48 Resolution No. ______________ (2017 Series) Page 3 the defense against an Indemnified Claim. 2. The Architectural Review Commission’s approval of this project will expire after three years if construction has not started. On request, the Community Development Director may grant a single, one-year extension. 3. 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. 4. 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. 5. The locations of all exterior lighting, including lighting on the structure, 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. 6. 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 provide adequate screening. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 7. 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. 8. 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 ATTACHMENT 5 ARC1-49 Resolution No. ______________ (2017 Series) Page 4 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 backflow 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. 9. Implementation of the project shall not include the reduction of street parking spaces on Monterey Street and Toro Street. Prior to construction, the applicant shall notify City of San Luis Obispo Parking Services to coordinate the removal and replacement of parking meters and re-striping of street parking spaces on the southeast side of Monterey Street (between Toro Street and Santa Rosa Street) and the southwest side of Toro Street (between Monterey Street and Higuera Street). The applicant shall be responsible for construction of new poles for the meters, curb painting, and parking space markings. City Parking Services will collect and replace parking meter heads. All adjustments to street parking shall be finalized and approved by Public Works prior to final inspection. 10. Noise reduction – Interior noise levels: Plans submitted for construction permits to complete the project will clearly indicate and describe the noise reduction measures, techniques, and materials used to reduce noise levels for the portion of the project along Monterey Street that is exposed to elevated noise levels, as indicated in Figures 4 and 5 of the Noise Element of the General Plan, to acceptable levels, as described in Figure 1 of the Noise Element. Measures, techniques, and materials used to reduce noise levels shall be as described in the Standard Noise Package for achieving a noise level reduction of 25 dB, from the City’s Noise Guidebook, or equivalent alternative measures, techniques, and materials. 11. Demolition of the existing building shall not commence until a permit has been issued by the building official. The applicant shall comply with Municipal Code Chapter 15.04 Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and Moving of Buildings, including but not limited to, the following: the applicant shall provide evidence that for a period of not less than 90 days from date of permit application, the building was advertised in a local newspaper on at least 3 separate occasions not less than 15 days apart, as available to any interested person to be moved, and submit historic documentation for the structure. 12. In addition to short- and long-term bicycle parking required for commercial uses, plans submitted for construction permits shall include bicycle lockers or interior space within each residential unit or parking area for the storage of at least two bicycles per unit. Engineering Division – Public Works/Community Development 13. 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 ATTACHMENT 5 ARC1-50 Resolution No. ______________ (2017 Series) Page 5 14. The building plan submittal shall show and note any sections of damaged or displaced curb, gutter & sidewalk or driveway approach to be repaired or replaced to the satisfaction of the Public Works Department. 15. The building plan submittal shall include an updated record of survey or analysis to verify property line dimensions. The building plan submittal shall include the dimensions and bearings for all property lines for reference. The building setback and overhangs from property lines shall be shown and labeled to comply with the structural analysis and California Building Code. 16. The building plan submittal shall show both Monterey and Toro frontage to be upgraded in accordance with the Mission Sidewalk District of downtown per city engineering standards. 17. The building plan submittal shall show the existing catch basin along Toro Street to be altered or upgraded to the satisfaction of the Public Works Department. Provide a city standard manhole access or approved alternate. Any other storm drain connections into the existing culvert shall be abandoned to the satisfaction of the City. 18. The building plan submittal shall show the existing benchmark located at the curb ramp to be relocated and reestablished per city engineering standards. 19. The existing curb ramp shall be replaced, altered or upgraded to comply with current ADA and City Engineering Standard #4440. The current city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp. 20. The building plan submittal shall show the existing and proposed street parking, signage, striping, and parking meter abandonments/relocations per city engineering standards. The developer/contractor shall be responsible for all improvements including parking meter fees during construction. 21. The contractor shall provide a construction staging plan and schedule for review and approval by the City prior to encroachment permit issuance. The developer/contractor shall provide construction notification, project description, phasing and timing, and contact information to the Downtown Association and affected businesses to the satisfaction of the City. 22. The demolition plan shall include a complete site inventory including all existing signage, parking meters, and furniture in the public right-of-way. 23. Development of the driveway and parking areas shall 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. ATTACHMENT 5 ARC1-51 Resolution No. ______________ (2017 Series) Page 6 24. The building plan submittal shall show all parking spaces that are adjacent to a post, column, or wall shall be one additional foot in width per City Engineering Standard 2220. 25. 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 building plan submittal shall show the proposed trash enclosure to comply with Engineering Standard 1010.B for drainage. 26. 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 and overhead services shall be shown along with any proposed alterations or upgrades. Wire service to the new structure shall be underground. The undergrounding of utilities shall be completed without a net increase in the number of required wood utility poles. All work in the public right-of-way shall be shown or noted. 27. The building plan submittal shall show the scope of undergrounding work to include a new secondary feed to the existing street light at the corner of Monterey and Toro per City Engineering Standard 7520. 28. The building plan submittal shall show all existing private box culverts to remain and be protected unless otherwise proposed for relocation. The final structural foundation plans shall honor the private box culvert to the satisfaction of the Building Division and Public Works Department. 29. This property is located in an X-shaded (XB or former B) Floodzone. This is an area where the 100-year flood depth is less than one foot. Local ordinance requires that finish floors be located a minimum of 1’ above the highest adjacent grade or be floodproofed to a comparable height. The building plan submittal shall clearly map the location and extent of the XB-zone and shall show that all portions of the structure are floodproofed to 1’ above existing grade. 30. 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. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 31. 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. If a direct connection to the public storm drain is proposed, an annual and recurring inspection fee will be required in accordance with the storm drain connection fee schedule in effect at the time of the permit approvals/connection. 32. The City Arborist does not support the proposed Ficus street tree removal. Unless otherwise approved, the building plan submittal shall include complete tree protection plan and certified ATTACHMENT 5 ARC1-52 Resolution No. ______________ (2017 Series) Page 7 arborist report to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be clearly shown or noted on the building plans. 33. Unless otherwise approved for removal, the Ficus tree preservation measures may include building floor plan modifications, custom foundation detailing, and modified soils engineer recommendations for site preparation. 34. The City Arborist supports the proposed four on-site tree removals and the existing Pyrus Kawakami street tree with the compensatory tree plantings shown on the landscape plan. The species of the proposed compensatory plantings shall be approved by the City Arborist 35. The building plan submittal shall show the proposed new street trees to be 24” box minimum. Tree wells, grates and guards shall be in accordance with city engineering standards. Tree species and planting requirements shall be per City Engineering Standards. Housing Division – Community Development Department 36. To satisfy the City’s Inclusionary Housing Requirements, applicant shall either pay Affordable Housing In-Lieu Fees equal to 5% of building valuation or dedicate affordable housing unit(s) consistent Table 2 of the General Plan Housing Element. Utilities Department Conditions 37. The property’s existing sewer lateral to the point of connection at the City main must pass a pipeline video inspection (visual inspection of the interior of the pipeline), including repair or replacement, as part of the project. The pipeline video inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Additional information is provided below related to this requirement:  The pipeline video inspection shall be submitted on USB drive and shall be in color.  The inspection shall be of adequate resolution in order to display pipe.  Material submitted shall include the project address and a scaled plan of the building and the lateral location to the connection at the City sewer main.  The inspection shall include tracking of the pipeline length (in feet) from the start of the inspection to the connection at the City sewer main.  It is optional to provide audio on the report to explain the location, date of inspection, and pipeline condition observations. Code Requirement(s) ATTACHMENT 5 ARC1-53 Resolution No. ______________ (2017 Series) Page 8 38. Residential units shall be provided with separate water meters. 39. Potable 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.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. 40. During the declared drought emergency, the project’s estimated total water use (ETWU) to support new landscaping shall not exceed 50 percent of maximum applied water allowance (MAWA). Information shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit to support required water demand of the project’s proposed landscaping. 41. The proposed utility infrastructure shall comply with the latest engineering design standards in effect during the time a building permit is obtained, and shall have reasonable alignments and clearances needed for maintenance. Fire Department Code Requirement(s) 42. Underground fire lateral shall be sized according to the fire sprinkler system demand, which may be larger than 4-inch minimum pipe size. 43. The new structure shall be designed and built to the 2016 California Building Code, Chapter 7A for ignition resistant construction standards, as modified by the City Municipal Code, to include ignition resistant siding, a Class A roof assembly, and ignition resistant vents (for any/all roof, attic and subfloor vents). 44. The Fire Department Connection, located on the double detector check valve assembly, shall face toward Toro Street. 45. Approved address numbers shall be placed on all new buildings in such a position to be plainly visible and legible from the street fronting the property. Numbers shall be a minimum of 5" high x 1/2" stroke and be on a contrasting background. 46. Water Supplies shall be in accordance with Sections 507 of the CFC. An approved water supply capable of providing the required fire flow for fire protection is required. The fire flow shall be determined using Appendix B of the CFC. 47. Rooms or areas containing controls for air-handling systems, automatic fire-protection systems, or other diction, suppression or control elements shall be identified for use by the fire department and shall be located in the same area. A sign shall be provided on the door to the room or area stating “Fire Sprinkler Riser” and “Fire Alarm Control Panel”. 48. A Knox Box shall be provided on the outside of the Fire Sprinkler Riser Room with a key to the room. ATTACHMENT 5 ARC1-54 Resolution No. ______________ (2017 Series) Page 9 49. Fire protection systems shall be installed in accordance with the CFC and the California Building Code. An approved NFPA 13 fire sprinkler system and an NFPA 72 fire alarm system will be required for this project. Shop Drawings and Specifications shall be submitted for review and approval prior to installation. Fire Main and all associated control valves shall be installed per NFPA 24 Standards and City Engineering standards. 50. Buildings undergoing construction, alteration or demolition shall be in accordance with Chapter 34 of the CFC. Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this _____ day of _____________________ 2017. ____________________________________ Doug Davidson, Secretary Architectural Review Commission ATTACHMENT 5 ARC1-55 O C-R O C-R C-R C-R C-R O O O O C-D O-H O R-3-H T O R O HIGUE R A MONTE R E Y PALM S A N T A R O S A VICINITY MAP ARCH-4000-20161185 MONTEREY STREET ¯ ATTACHMENT 5 ARC1-56 11 8 5 M O N T E R E Y S T R E E T | P1 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L TI T L E S H E E T PR O J E C T I N F O R M A T I O N OW N E R : RI C A R D O CO U R T D E V E L O P M E N T L L C MA T T Q U A G L I N O 81 5 F I E R O L A N E SA N L U I S O B I S P O , C A 9 3 4 0 1 AR C H I T E C T : RR M D E S I G N G R O U P 37 6 5 S . H I G U E R A S T R E E T , S T E . 1 0 2 SA N L U I S O B I S P O , C A 9 3 4 0 1 CO N T A C T : P A T B L O T E PH O N E : 8 0 5 . 5 4 3 . 1 7 9 4 RE N D E R I N G PR O J E C T S T A T I S T I C S PR O J E C T A D D R E S S : 11 8 5 M O N T E R E Y S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 AP N : 00 2 - 4 3 6 - 0 0 7 LO T S I Z E : .2 8 A C R E S ( 1 2 , 1 9 6 S F ) ZO N I N G : C- R PR O P O S E D O C C U P A N C Y : MI X E D U S E PR O P O S E D C O M M E R C I A L : 2 , 4 6 4 S F MA X A L L O W A B L E H E I G H T : 45 ’ PR O P O S E D H E I G H T : 45 ’ EL E V A T O R T O W E R : 5 4 ’ AV E R A G E N A T U R A L G R A D E : (H I G H P O I N T - L O W P O I N T / 2 + L O W P O I N T (2 2 5 ’ - 2 2 3 . 5 1 ’ ) / 2 + 2 2 3 . 5 1 ’ = 2 2 4 . 2 6 ’ MA X . A L L O W A B L E H E I G H T = 2 2 4 . 2 6 ’ + 4 5 ’ = 2 6 9 . 2 6 ’ TY P E O F C O N S T R U C T I O N : V- A HA L L O W E D L O T C O V E R A G E : 10 0 % ( 1 2 , 1 9 6 S F ) PR O P O S E D C O V E R A G E : 80 % ( 9 , 5 7 4 S F ) LA N D S C A P E D A R E A : 1, 0 0 0 S F AL L O W E D D E N S I T Y U N I T : 36 U N I T S / A C R E AL L O W E D D . U . P E R L O T S I Z E : (0 . 2 8 A C R E X 3 6 = 1 0 . 2 D . U ) UN I T & D E N S I T Y U N I T P E R S L O Z O N I N G 1 7 . 1 6 . 0 1 0 A . 1 : ( 1 ) S T U D I O * . 5 0 = . 5 0 D . U ( 7 ) 1 B E D R O O M * 0 . 6 6 = 4 . 6 2 D . U . ( 5 ) 2 B E D R O O M * 1 . 0 0 = 5 . 0 0 D . U . 1 3 T O T A L U N I T S 1 0 . 1 2 D . U . PA R K I N G R E Q U I R E D P E R S L O Z O N I N G 1 7 . 1 6 . 0 6 0 K : US E T Y P E S Q U A R E F E E T / # O F U N I T S P A R K I N G R E Q . S P A C E S R E Q . CO M M E R C I A L 2 , 4 6 4 S F 1 / 3 0 0 S F 8 . 2 S P A C E S ST U D I O 1 U N I T 1 S P A C E / U N I T 1 S P A C E 1 B D 7 U N I T S 1 . 5 S P A C E S / U N I T 1 0 . 5 S P A C E S 2 B D 5 U N I T S 2 S P A C E S / U N I T 1 0 S P A C E S GU E S T P A R K I N G 1 3 U N I T S 1 S P A C E / 5 U N I T S 3 S P A C E S T O T A L 3 2 . 7 S P A C E S R E Q . PA R K I N G S U M M A R Y RE Q U I R E D P A R K I N G 3 2 . 7 S P A C E S R E Q . *M I X E D U S E R E D U C T I O N - 9 . 8 1 S P A C E S ( 3 0 % O F R E Q . P A R K I N G ) NE T S P A C E S R E Q U I R E D 2 2 . 8 9 S P A C E S = 2 3 S P A C E S P R O V I D E D . ( N O P A R K I N G D E F I C I E N C Y ) TO T A L B I K E P A R K I N G A S A P E R C E N T A G E O F R E Q U I R E D A U T O S P A C E S ( P E R S L O Z O N I N G T A B L E 6 . 5 ) .1 5 X 3 2 . 7 = 4 . 9 0 ( 5 B I K E P A R K I N G S P A C E S R E Q U I R E D . ) MI N . S H O R T T E R M B I C Y C L E S P A C E S .5 X 4 . 9 0 = 2 . 4 5 ( M I N . S H O R T T E R M B I K E P A R K I N G R E Q U I R E D ) MI N . L O N G T E R M B I C Y C L E S P A C E S .4 X 4 . 9 0 = 1 . 9 6 ( M I N . L O N G T E R M B I K E P A R K I N G R E Q U I R E D ) PR O J E C T D E S C R I P T I O N EX I S T I N G P A R K I N G A N D B U I L D I N G T O B E DE M O L I S H E D A N D N E W M I X E D U S E C O M M E R C I A L AN D R E S I D E N T I A L B U I L D I N G T O B E C O N S T R U C T E D . TH E P R O J E C T W I L L C O N S I S T O F A F O U R S T O R Y BU I L D I N G W I T H O U T D O O R A M E N I T I E S A N D AS S O C I A T E D P A R K I N G . T H E P R O G R A M W I L L IN C L U D E C O M M E R C I A L , A N D R E S I D E N T I A L . SH E E T I N D E X P1 T I T L E S H E E T P2 E X I S T I N G S I T E / S U R V E Y P3 C O N C E P T U A L S I T E P L A N P4 C O M M E R C I A L A N D S E C O N D R E S I D E N T I A L F L O O R P L A N P5 T H I R D A N D F O U R T H R E S I D E N T I A L F L O O R P L A N P6 R O O F P L A N P7 B U I L D I N G E L E V A T I O N S P8 S I T E S E C T I O N S P9 C O L O R S A N D M A T E R I A L S P1 0 A R C H I T E C T U R A L D E T A I L S P1 1 F R O N T S I G N S P1 2 C O N C E P T U A L L I G H T I N G P L A N P1 3 C O N C E P T U A L L A N D S C A P E P1 4 P R E L I M I N A R Y G R A D I N G P L A N P1 5 P R E L I M I N A R Y U T I L I T Y P L A N EX - 1 T R E E E X H I B I T M O N T E R E Y S T R E E T TOR O S T R E E T SI T E VI C I N I T Y M A P BU I L D I N G A R E A : FL O O R L E V E L 1 R ES I D E N T I A L L O B B Y 3 3 2 S F R E T A I L 2 , 4 6 4 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 8 2 S F S T O R A G E 3 9 S F S U B T O T A L 3 , 0 1 7 S F FL O O R L E V E L 2 RE S I D E N T I A L 1 , 1 6 7 3 S F A M E N I T I E S 2 8 9 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 , 3 1 8 S F P R I V A T E S T O R A G E 6 7 S F P R I V A T E D E C K 1 7 3 S F SU B T O T A L 3 , 2 3 1 S F FL O O R L E V E L 3 RE S I D E N T I A L 4 , 5 3 6 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 , 2 6 8 S F P R I V A T E S T O R A G E 2 0 2 S F P R I V A T E D E C K 6 0 1 S F SU B T O T A L 6 , 6 0 6 S F FL O O R L E V E L 4 RE S I D E N T I A L 3 , 9 2 1 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 , 2 4 7 S F P R I V A T E S T O R A G E 1 6 9 S F P R I V A T E D E C K 7 9 4 S F SU B T O T A L 6 , 1 3 1 S F RO O F L E V E L PU B L I C D E C K 1 , 6 0 7 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 7 8 S F S U B T O T A L 1 , 7 8 5 S F GR A N D T O T A L 2 0 , 7 7 0 S F CI V I L E N G I N E R : AB O V E G R A D I N G E N G I N E E R I N G 13 0 4 B R O A D S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 CO N T A C T : S C O T T S T O K E S PH O N E : 8 0 5 . 5 4 0 . 5 1 1 5 LA N D S C A P E A R C H I T E C T : CO N T A C T : S T E V E C A M I N I T I PH O N E : 8 0 5 . 5 4 4 . 6 4 2 9 BA C K P E R S P E C T I V E ATTACHMENT 5 ARC1-57 11 8 5 M O N T E R E Y S T R E E T | P2 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L EX I S T I N G S I T E / S U R V E Y ATTACHMENT 5 ARC1-58 11 8 5 M O N T E R E Y S T R E E T | P3 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO N C E P T U A L S I T E P L A N CO N C E P T U A L S I T E P L A N 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” UP PA R K I N G 2 3 4 5 6 8 7 9 10 11 15 17 16 18 19 20 12 1 21 22 13 14 23 15 17 16 18 19 20 12 21 22 13 14 mc 2 23 mc 1 14 ' - 9 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 " 4' - 0 " 8 ' - 0 " 2' - 0 " 4' - 0 " 3 3 ' - 4 " 1 ' - 6 " 2 5 ' - 8 " 1 ' - 6 " 4 ' - 8 " --- - --- - N 3 5 ' 5 4 ' 0 0 " W 9 9 . 0 0 ' PR O P E R T Y L I N E N5 4 ' 0 6 ' 0 0 " E 1 3 1 . 2 6 ' P R O P E R T Y L I N E PR O P E R T Y L I N E N5 4 ' 0 6 ' 0 0 " E 1 1 9 . 0 0 ' N 42'57'40 "W 99 .76'PROP ERTY L I NE PROGRAM LEGEND Lobby Retail Circulation Storage Utilities Mo n t e r e y S t r e e t Tor oS t reet CI R C U L A T I O N LO B B Y BI K E C- 0 2 BI K E C- 0 1 EL E C T R I C A L RO O M SP R I N K L E R RI S E R EL E V . EQ U I P . 24 6 4 S F CO M M E R C I A L GA S M E T E R S EL E C T . M E T E R S 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " (3 ) S H O R T T E R M BI K E R A C K S 8 ' - 9 " 1 4 ' - 9 " 9 ' - 1 0 " 12 1 ' - 1 1 " 5 6 ' - 0 " BU I L D I N G AB O V E A B 1 8 ' - 0 " 2 4 ' - 0 " 1' - 2 " 9' - 8 " 8' - 0 " 1 8 ' - 6 " 4 ' - 0 " 2 ' - 6 " 1 6 ' - 0 " AC C . P A T H O F T R A V E L PA R K I N G S I Z E M E T P E R C I T Y ST A N D A R D D O C U M E N T # 2 2 4 0 1 6 ' - 0 " 2 ' - 0 " PA V E R S R E F E R T O CI V I L D R A W I N G S 1 0 ' - 1 " 4 ' - 0 " 9' - 1 0 55 /6 4 " 4 ' - 0 " T O F A C E O F C U R B + / - 1 0 ' 8 ' M I N . 8 ' M I N . 8 ' M I N . 8 'M I N . (E ) S T R E E T P A R K I N G (E ) S T R E E T P A R K I N G (E) STREET PARKING TO BE RE-ARRANGED (E) STREET PARKING(E) STREET PARKING TO BE RE-ARRANGED (E ) S T R E E T P A R K I N G TO B E R E - A R R A N G E D START OF (E) STREET PARKING ST A R T O F ( E ) ST R E E T P A R K I N G FU T U R E EA S E M E N T AR E A . 17 ' R ATTACHMENT 5 ARC1-59 11 8 5 M O N T E R E Y S T R E E T | P4 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO M M E R C I A L A N D S E C O N D F L O O R R E S I D E N T I A L UP DN OP E N T O C O M M E R C I A L BE L O W 82 1 S F 1 B D 20 1 85 1 S F 1 B D 20 3 CI R C U L A T I O N 12 1 ' - 1 1 " DN DE C K EL E V A T O R BI K E ST O R A G E BI K E ST O R A G E EL E V . E Q U I P . A N D B I K E ST O R A G E B E L O W 3' - 0 " 16 ' - 0 " 10 ' - 6 " 26 ' - 5 " 66 ' - 0 " 5 6 ' - 1 0 " 7 ' - 0 " 1' - 4 " 12 ' - 1 " 1' - 4 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 3 / 8 " 12 1 ' - 1 1 " 1 6 ' - 2 1 / 2 " 7 ' - 3 1 / 2 " 2 7 ' - 2 " 1 ' - 6 " 4 ' - 8 " 8 ' - 9 " 1 4 ' - 9 " 9 ' - 1 0 " SP R I N K L E R RI S E R EL E C T R I C A L R O O M BE L O W CI R C U L A T I O N DE C K UP UP 8 ' - 9 " 1 4 ' - 9 " 9 ' - 1 0 " Tor o Str eet 24 6 4 S F CO M M E R C I A L CI R C U L A T I O N 1' - 4 " 12 ' - 1 " 1' - 4 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 " 2 3 4 5 6 8 7 9 10 11 1 6 ' - 0 " 2 ' - 6 " 4 ' - 0 " MC 1 8 ' - 0 " 4' - 0 " 12 1 ' - 1 1 " 5 5 ' - 1 1 5 1 / 2 5 6 " 3 3 ' - 4 " 1 ' - 6 " 2 5 ' - 8 " 1 ' - 6 " 4 ' - 8 " LO B B Y 1' - 2 " 9' - 8 " 8' - 0 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " BI K E C- 0 2 BI K E C- 0 1 EL E C T R I C A L RO O M SP R I N K L E R RI S E R EL E V . EQ U I P . GA S M E T E R S EL E C T . M E T E R S (3 ) S H O R T T E R M BI K E R A C K S EL E V A T O R 1 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 1' - 2 " 9' - 8 " 8' - 0 " AC C . P A T H O F T R A V E L PA R K I N G S I Z E M E T P E R C I T Y ST A N D A R D D O C U M E N T # 2 2 4 0 4 ' - 0 " PROGRAM LEGEND Lobby Retail Circulation Storage Utilities PROGRAM AREAS - FIRST FLOOR Department Area Utilities 174 SF Retail 2464 SF Circulation 182 SF Storage 39 SF Lobby 332 SF Grand total 3191 SF PROGRAM LEGEND Deck Residential Retail Circulation Storage Utilities PROGRAM AREAS - SECOND FLOOR Department Area Residential 1673 SF Circulation 1318 SF Storage 67 SF Deck 173 SF Grand total 3231 SF FL O O R L E V E L 2 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” FL O O R L E V E L 1 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” ATTACHMENT 5 ARC1-60 11 8 5 M O N T E R E Y S T R E E T | P5 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L TH I R D A N D F O U R T H F L O O R R E S I D E N T I A L UP UP CI R C U L A T I O N 63 4 S F 1 B D 30 3 12 0 6 S F 2 B D 30 4 1 ' - 0 " 1 5 ' - 6 " 7 ' - 0 " 45 4 S F ST U D I O 30 1 64 2 S F 1 B D 30 5 69 3 S F 1 B D 30 2 BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E DE C K DE C K DE C K DE C K D E C K D E C K 3' - 0 " 16 ' - 0 " 10 ' - 6 " 3' - 0 " 23 ' - 5 " 2' - 3 " 16 ' - 0 " 3' - 0 " 12 ' - 3 " 13 ' - 6 " 16 ' - 0 " 3' - 0 " 90 7 S F 2 B D 30 6 EL E V A T O R CI R C U L A T I O N 1' - 4 " 12 ' - 1 " 1' - 4 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 " 12 1 ' - 1 1 " 5 7 ' - 1 0 " 1 ' - 0 " 1 6 ' - 2 1 / 2 " 7 ' - 3 1 / 2 " 2 7 ' - 2 " 1 ' - 6 " 4 ' - 8 " 7 ' - 9 " 1 5 ' - 9 " 9 ' - 1 0 " 12 1 ' - 1 1 " SP R I N K L E R RI S E R 5 6 ' - 1 0 " CI R C U L A T I O N BI K E ST O R A G E DN DN CI R C U L A T I O N 81 5 S F 1 B D 40 3 80 6 S F 2 B D 40 4 1 6 ' - 6 " 7 ' - 0 " 99 8 S F 2 B D 40 5 51 0 S F 1 B D 40 2 CI R C U L A T I O N 3' - 0 " 16 ' - 0 " 10 ' - 6 " 25 ' - 1 0 " 0' - 7 1 / 2 " 47 ' - 0 " 16 ' - 0 " 3' - 0 " BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E CI R C U L A T I O N DE C K DE C K 79 2 S F 2 B D 40 6 BI K E ST O R A G E EL E V A T O R DE C K DE C K 8 ' - 9 " 1 4 ' - 9 " 9 ' - 1 0 " 12 1 ' - 1 1 " 12 1 ' - 1 1 " 1' - 4 " 12 ' - 1 " 1' - 4 " 25 ' - 3 " 7' - 5 1 / 2 " 25 ' - 0 " 7' - 5 1 / 2 " 25 ' - 0 " 15 ' - 0 " 2' - 0 " 5 6 ' - 1 0 " 1 6 ' - 2 1 / 2 " 7 ' - 3 1 / 2 " 2 7 ' - 2 " 1 ' - 6 " 4 ' - 8 " 5 6 ' - 1 0 " SP R I N K L E R RI S E R DE C K PROGRAM LEGEND Deck Residential Circulation Storage Utilities PROGRAM AREAS - THIRD FLOOR Department Area Residential 4536 SF Circulation 1268 SF Storage 202 SF Deck 601 SF Grand total 6606 SF PROGRAM LEGEND Deck Residential Circulation Storage Utilities PROGRAM AREAS - FOURTH FLOOR Department Area Residential 3921 SF Circulation 1247 SF Storage 169 SF Deck 794 SF Grand total 6131 SF FL O O R L E V E L 4 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” FL O O R L E V E L 3 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” ATTACHMENT 5 ARC1-61 11 8 5 M O N T E R E Y S T R E E T | P6 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L RO O F P L A N ME C H A N I C A L U N I T S 3 6 ' - 3 " 52 ' - 0 " PROGRAM LEGEND Roof Deck 1 " / 1 ' - 0 " 1 " / 1 ' - 0 " RO O F D E C K SC R E E N SC R E E N ST A I R E N C L O S U R E WA L L B E L O W WA L L B E L O W 16 0 7 S F EL E V A T O R ST A I R RO O F L E V E L 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” ATTACHMENT 5 ARC1-62 11 8 5 M O N T E R E Y S T R E E T | P7 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L BU I L D I N G E L E V A T I O N S 23 3 . 7 ’ 04 8 1 6 24 3 . 8 7 ’ 25 4 . 7 ’ . 26 9 . 2 ’ 23 3 . 7 ’ 24 3 . 8 7 ’ 25 4 . 7 ’ 26 9 . 2 ’ SC A L E : 1 / 8 ” = 1 ’ - 0 ” 04 8 1 6 EA S T E L E V A T I O N SC A L E : 1 / 8 ” = 1 ’ - 0 ” WE S T E L E V A T I O N NO R T H E L E V A T I O N 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” SO U T H E L E V A T I O N 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” MA X H E I G H T 23 3 . 7 ’ 24 3 . 8 7 ’ 25 4 . 7 ’ 26 9 . 2 ’ 23 3 . 7 ’ 24 3 . 8 7 ’ 25 4 . 7 ’ 26 9 . 2 ’ 27 8 ’ 27 8 ’ 258’ 25 8 ’ 27 8 ’ 22 4 . 2 ’ 22 4 . 2 ’ 22 4 . 2 ’ 22 4 . 2 ’ F. F . FO U R T H F L O O R F . F . SE C O N D F L O O R F . F . TH I R D F L O O R F . F . RO O F F L O O R F . F . 26 5 . 2 ’ MA X H E I G H T FO U R T H F L O O R F . F . SE C O N D F L O O R F . F . TH I R D F L O O R F . F . RO O F F L O O R F . F . EL E V A T O R T O W E R 26 5 . 2 ’ F. F . ME C H A N I C A L S C R E E N MA X H E I G H T FO U R T H F L O O R F . F . SE C O N D F L O O R F . F . TH I R D F L O O R F . F . RO O F F L O O R F . F . F. F . MA X H E I G H T FO U R T H F L O O R F . F . SE C O N D F L O O R F . F . TH I R D F L O O R F . F . RO O F F L O O R F . F . F. F . 26 5 . 2 ’ 26 5 . 2 ’ F. F . EL E V A T O R T O W E R EL E V A T O R T O W E R 27 1 . 2 ’ MECHANICAL SCREEN271.2’ ME C H A N I C A L S C R E E N 27 1 . 2 ’ ATTACHMENT 5 ARC1-63 11 8 5 M O N T E R E Y S T R E E T | P8 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L SI T E S E C T I O N S SI T E S E C T I O N M O N T E R E Y S T R E E T ( S E C T I O N A ) 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” SI T E S E C T I O N T O R O S T R E E T ( S E C T I O N B ) AV E R A G E N A T U R A L G R A D E = ( H I G H P O I N T - L O W P O I N T ) / 2 + L O W P O I N T ( 2 2 5 ’ - 2 2 3 . 5 1 ’ ) / 2 + 2 2 3 . 5 1 ’ = 2 2 4 . 2 6 ’ MA X . A L L O W A B L E H E I G H T = 2 2 4 . 2 6 ’ + 4 5 ’ = 2 6 9 . 2 6 ’ ATTACHMENT 5 ARC1-64 11 8 5 M O N T E R E Y S T R E E T | P9 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO L O R S A N D M A T E R I A L S Pa i n t e d F a s c i a PP G 1 0 2 1 - 1 Mo u n t a i n G r a y Perforated Metal Panel McNichols Round HoleNichiha Illumination Painted Fiber Cement Panel PPG1072-7 Bird House Brown:RRG6RIÀW 0H W D O 5 R R À Q J Mc E l r o y A s h G r a y Ni c h i h a F i b e r C e m e n t 3U H À Q L V K H G 3 D Q H O Tu s c a n A r c h i t e c t u r a l B l o c k Ni c h i h a F i b e r C e m e n t P a n e l Ro u g h s a w n S m o k e Pr e c a s t C o n c r e t e B a s e 6L P L O D U P D W H U L D O V 3 U R À O H W R E H ZL W K R X W U R O O D W W R S R I E D V H Al u m i n u m D o r s a n d W i n d o w s Ka w n e e r A n o d i z e d Ch a m p a g n e Th i n B r i c k H. C . M u d d o x Fo l s o m G o l d Me t a l S p a n d r e l P a n e l s Ma p e s C l a s s i c C o p p e r Pa i n t e d M e t a l C a n o p y PP G 1 0 6 8 - 7 Sp i c e d C i d e r ATTACHMENT 5 ARC1-65 11 8 5 M O N T E R E Y S T R E E T | P10 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L AR C H I T E C T U R A L D E T A I L S ME T A L A W N I N G ST O R E F R O N T S Y S T E M PR E C A S T C O N C R E T E B A S E EL D O R A D O B R I C K V E N E E R PE R F O R A T E D M E T A L P A N E L BL A D E S I G N ME T A L S P A N D R E L P A N E L S AW N I N G M O U N T E D S I G N PA I N T E D S T U C C O RE T A I L A L U M I N U M S T O R E F R O N T ME T A L A W N I N G EL D O R A D O B R I C K V E N E E R EL D O R A D O B R I C K V E N E E R RE S I D E N T I A L W I N D O W S / S L I D E R S WO O D S O F F I T C- C H A N N E L H E A D E R C- C H A N N E L H E A D E R RE S I D E N T I A L W I N D O W S BR I C K V E N E E R T O MA T C H B U I L D I N G WA L L C A P T O M A T C H BU I L D I N G C O L O R DO O R S W I T H PE R F O R A T E D M E T A L PA N E L S TE N T A T I V E A R E A F O R P U B L I C A R T ATTACHMENT 5 ARC1-66 11 8 5 M O N T E R E Y S T R E E T | P11 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L FR O N T S I G N S FR E E S T A N D I N G S I G N S ( A W N I N G M O U U N T E D BL A D E S I G N AL L O W A B L E S I G N S T A T I S T I C S Z O N I N G : C - R SI G N T Y P E A L L O W E D : A L L T Y P E S TO T A L N U M B E R A L L O W E D : 4 P E R T E N A N T MA X . C U M U L A T I V E A R E A : 2 0 0 S F / T E N A N T SP E C I A L I L L U M I N A T I O N R E S T R I C T I O N S : N O N E PR O P O S E D S I G N S T A T I S T I C S FR E E S T A N D I N G S I G S = 3 ( 8 ’ X 3 ’ ) = 7 2 S F 1 ( 6 ’ X 2 ’ ) = 1 2 S F BL A D E S I G N : 1 ( 4 ’ X 1 2 ’ ) = 4 8 S F CU M M U L A T I V E S I G N A R E A = 1 3 2 S F < 2 0 0 S F O K ATTACHMENT 5 ARC1-67 11 8 5 M O N T E R E Y S T R E E T | P12 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO N C E P T U A L L I G H T I N G P L A N PA R K I N G 15 17 1 6 18 19 20 12 21 22 13 1 4 23 15 17 1 6 18 19 20 12 21 22 13 1 4 mc 2 23 P K P K T r u n k D i a ./9 " T r e e D i a /2 2 ' T r u n k D i a ./6 " T r e e D i a /1 4 ' X X c l u d i n g : n l e a k s w i t h v a l v e s o n w e e d s c o n t r o l l e r t o r e s p o n d r c o n d i t i o n s s :e c e s s a r y /m u l c h t o c o v e r d r i p s a n d h o s e v a l v e p l a n t m a t e r i a l hnce G u i d e l i n e s : GR O U N D F L O O R P A R T I A L P L A N GR O U N D F L O O R P A R T I A L P A R K I N G P L A N RE S I D E N T I A L L E V E L F L O O R P L A N F1 F1 F1 F1 F1 F2 F2 F2 F2 F2 F2 F2 F1 F1 F2 F2 F2 F2 F3 F3 F3 F4 F4 F4 F4 F4 F4 F4 F4 F4 F4 F4 F4 F2 F1 - S O F F I T D O W N L I G H T GO T H A M E V O 6 ” , SI M I L A R T O PH O T O A B O V E F2 - W A L L L I G H T @ C O M M E R C I A L GR E A T O U T D O O R S 7 2 5 0 1 F3 - P A R K I N G L I G H T P O L E CY C L O N E C A M P A N A F3 - W A L L L I G H T @ R E S I D E N T I A L P A T I O KI C H L E R 1 0 9 2 2 A Z , SIMILAR TO PHOTO ON LEFT RE F E R T O E N C L O S E D F I X T U R E CU T S H E E T S F O R T E C H N I C A L D A T A ATTACHMENT 5 ARC1-68 11 8 5 M O N T E R E Y S T R E E T | P13 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO N C E P T U A L L A N D S C A P E P L A N UP 23 4 5 6 8 79 1 0 1 1 15 17 1 6 18 19 20 12 1 21 22 13 1 4 23 15 17 1 6 18 19 20 12 21 22 13 1 4 mc 2 23 mc 1 N 3 5 ' 5 4 ' 0 0 " W 9 9 . 0 0 ' P R O P E R T Y L I N E N 5 4 '0 6 '0 0 " E 1 3 1 .2 6 ' P R O P E R T Y L I N E P R O P E R T Y L I N E N 5 4 '0 6 '0 0 "E 1 1 9 .0 0 ' N42'57'40"W 99.7 6 'P R O PE R T Y L I N E M o n t e r e y S t r e e t To r o S t r e e t C I R C U L A T I O N L O B B Y B I K E C -0 2 B I K E C -0 1 E L E C T R I C A L R O O M S P R I N K L E R R I S E R E L E V . E Q U I P . C O M M E R C I A L (3 ) S H O R T T E R M B I K E R A C K S A C C . P A T H O F T R A V E L E L E V A T O R A R C H I T ECDE C A L I F O R N I A F O ETATRENEWAL 11/18No. 1941STEVEN P. CAMINITIE C I LSN SLANDSCAPE T y p i c a l 4 ' S q u a r e C i t y A p p r o v e d S t e e l T r e e G r a t e ( t o t a l o f 7 ) B C D D E B B D D A B B A C C D (1 ) R o u n d 4 8 " D i a . x 4 2 " H i g h A r c h i t e c t u r a l C o n c r e t e P l a n t e r s ) (2 ) R a i s e d P l a n t e r s a s s h o w n (4 ) R o u n d 3 6 " D i a . x 3 0 " H i g h A r c h i t e c t u r a l C o n c r e t e P l a n t e r s ) (4 ) R o u n d 3 6 " D i a . x 3 0 " H i g h A r c h i t e c t u r a l C o n c r e t e P l a n t e r s ) (2 ) R o u n d 3 0 " D i a . x 2 4 " H i g h A r c h i t e c t u r a l C o n c r e t e P l a n t e r s ) T r i s t a n i a c o n f e r t a B r i s b a n e B o x 7 -1 5 g a l . L a r g a s t r o m i a I n d i c a H y b r i d C r a p e M y r t l e 4 -1 5 g a l . 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R i v e r R o c k 3 "-4 " d e e p a n d d i a m e t e r r a n g i n g f r o m 1 "-4 " (i n s t a l l o v e r f i l t e r c l o t h ) A n i g o z a n t h o s h y b r i d s K a n g a r o o p a w s 1 g a l . @ 1 8 "o .c .'B i g R e d ' H e m e r o c a l l i s h y b r i d s D a y l i l y (e v e r g r e e n m i x c o l o r s ) 1 g a l . @ 1 2 "o .c .(M i x e d c o l o r s - r e d ,c r a n b e r r y a n d w h i t e ) P K P K P K P K P K F i c u s T r u n k D i a ./2 4 " T r e e D i a /4 0 ' T r u n k D i a ./8 " T r e e D i a /2 0 ' T r u n k D i a ./6 " T r e e D i a /1 2 ' T r u n k D i a ./8 " T r e e D i a /1 8 ' T r u n k D i a ./9 " T r e e D i a /2 2 ' T r u n k D i a ./6 " T r e e D i a /1 4 ' T r u n k D i a ./A s n o t e d T r e e D i a /A s n o t e d E E O n e o f f i v e a r c h i t e c t u r a l c o l u m n s 1 2 -7 -2 0 1 6 1 -9 -2 0 1 7 E x i s t i n g t r e e s t o b e r e m o v e d . "P K " a r e P y r u s K a w a k a m i a n d " F i c u s " i s F i c u s s p e c i e s . X X X X X X X D A T E :J O B :D R A W N :R E V I S I O N S :S P C LANDSCAPE PLAN STEVEN P. CAMINITI LANDSCAPE ARCHITECTURE, ETCETERA 805/544-6429 FAX 544-6443 CAL. LIC. NO. 1941 EMAIL: stevenpc@charter.net 1144 MILL ST., SAN LUIS OBISPO, CA. 93406 LA N D S C A P E P L A N / P R O P O S E D T R E E R E M O V A L P L A N S C A L E : 1 /8 "=1 '-0 " W o r k d o n e e v e r y m o n t h : 1 . V i s u a l i n s p e c t i o n s i n c l u d i n g : a . A l l p l a n t m a t e r i a l b . A l l t r e e s t a k i n g c . L o o k f o r i r r i g a t i o n l e a k s w i t h v a l v e s o n d . R e m o v e /s p r a y a l l w e e d s e . A d j u s t i r r i g a t i o n c o n t r o l l e r t o r e s p o n d t o c u r r e n t w e a t h e r c o n d i t i o n s W o r k d o n e e v e r y 6 m o n t h s : 2 . A l l o f t h e a b o v e p l u s : a . P r u n e p l a n t s a s n e c e s s a r y b . R e d i s t r i b u t e b a r k /m u l c h t o c o v e r d r i p t u b i n g c . C h e c k v a l v e b o x e s a n d h o s e v a l v e b o x e s f o r l e a k s d . R e p l a c e a l l d e a d p l a n t m a t e r i a l W o r k d o n e e v e r y 1 2 m o n t h s : 3 . A l l o f t h e a b o v e p l u s : a . I m p o r t a n d s p r e a d a d d i t i o n a l b a r k / m u l c h t o r e t a i n 2 " c o v e r i n a l l l a n d - c a p e d a r e a s . b . I n s p e c t t h e e n t i r e p r o j e c t w i t h t h e o w n e r L a n d s c a p e M a i n t e n a n c e G u i d e l i n e s : 1 0 -1 3 -2 0 1 6ATTACHMENT 5 ARC1-69 11 8 5 M O N T E R E Y S T R E E T | P14 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L PR E L I M I N A R Y G R A D I N G P L A N ATTACHMENT 5 ARC1-70 11 8 5 M O N T E R E Y S T R E E T | P15 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L PR E L I M I N A R Y U T I L I T Y P L A N ATTACHMENT 5 ARC1-71 H 11 8 5 M O N T E R E Y S T R E E T | EX-1 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L BU I L D I N G P E R S P E C T I V E W I T H O U T T R E E R E M O V A L BU I L D I N G P E R S P E C T I V E W I T H T R E E R E M O V E D A N D N E W T R E E S A D D E D TR E E E X H I B I T ATTACHMENT 5 ARC1-72 ATTACHMENT 5 ARC1-73 SUPPLEMENTAL INFO FOR A.R.C. Project Name: 1185 Marsh Street – mixed use development ARCH-4000-2018 To: Shawna Scott / SLO Community Development Date: 10/20/16 From: Pat Blote / RRM Design Group Project Number: 0244-01-CO16 Description of proposed use: Ground floor commercial lease space will likely be utilized for general retail establishments or small office users, the floor area provided could accommodate up to 3 different small shop/office spaces. Code compliant on-site parking will be provided. Proposed commercial activities, hours of operation, goods and services offered, number of employees, etc., cannot be determined at this time, however all uses and hours of operations will be compatible with the residential use and surrounding neighborhood. Upper floor residential units will be designed for individual ownership including a mix of two- bedroom, one-bedroom, and studio units. Amenities will include private outdoor patio space, secure bicycle storage, fitness room, private roof deck, and security access control system that can limit access by general public. Developer Statement: Proposed development does not require any exceptions to the City’s Property Development Standards, Section 17.16 in the Zoning Regulations, however items noted below may be subject to discretionary approval;  As part of the architectural theme the proposed site plan includes all new street trees and tree wells for Monterey and Toro Street frontages in addition to new Mission Style sidewalk replacement. Strategic placement of (4) new trees is proposed on Monterey Street would reinforce the architectural rhythm of the primary building façade. Removal of an existing street tree would be necessary to achieve that design objective since having one lone holdout (Ficus) mixed with new street trees of more appropriate species would have a negative impact on the street scape. There is also some concern about long term safety issues and growth habits of the existing Ficus street tree.  Project Statistics refer include proposed (30%) mixed-use parking reduction that can be justified by overlapping peak hours for commercial versus residential parking needs. ATTACHMENT 5 ARC1-74 Meeting: RV -U 0 03.1 -+- From: Scott, Shawna Sent: Friday, March 31, 2017 12:08 PM To: Allan Cooper; Davidson, Doug; Advisory Bodies Subject: RE: 1185 Monterey Street Thank you, Allan, we will forward David's correspondence. Item: Z RECEIVED CITY OF SAN LUIS OBISPO MAR 31 2017 From: Allan Cooper [ COMMUNITY DEVELOPMENT Sent: Friday, March 31, 2017 11:58 AM To: Scott, Shawna <sscott@slocity.org>; Davidson, Doug <ddavidson@slocity.org>; Advisory Bodies advisorybodies@slocity.org> Subject: 1185 Monterey Street Dear Shawna and Doug - Would you kindly forward the attached letter below from David Brodie to the Architectural Review Commission before their April 3rd meeting? I'm forwarding this to you on David's behalf because he does not have access to the internet or a computer. Thanks! Allan ATTACHMENT 5 ARC1-75 1. To: SLO Architectural Review Commissioners Re: 1185 Monterey Street From: David Brodie Date: April 3, 2017 Honorable Chair and Commissioners - Regarding 1185 Monterey St. I would like to make the following recommendations based on adherence to the SLO Community Design Guidelines and based on the climate and health benefits of preserving mature trees: 1. The roof configuration with its marquee -like, flamboyant shape and bright lighting will compete with and detract from the historical Fremont Theater, a landmark building located only a block away. 2. In order to provide a logical transition between adjacent buildings and decrease the vertical appearance of the building, the architect should remove the non-functional upward sweeping cantilevered roof facing Monterey Street. This exaggerated eve projection is non-functional as it neither provides shading (it's facing north) nor does it provide rain protection to the balconies below. The only plausible justification for the use of a gull-wing roof would be that it could be an efficient way to collect rain water. But there is no evidence of a roof water tank in the plans. I am therefore recommending that a more contextually - consistent, far less costly and more practical (i.e., leak proof) hip or gable roof be used instead. 3. In order to reinforce the horizontal lines of the one-story facades within the immediate vicinity, the architect should step back from the street the three residential blocks located on the third floor. This would have the added benefit of buffering the residences from car noise originating from Monterey Street. 4. The architect states that a mature Ficus tree must be ATTACHMENT 5 ARC1-76 1.. removed because it will detract from the architectural rhythm of the primary building fagade. He further states that having one Ione holdout (Ficus) mixed with new street trees of a more appropriate species would have a negative impact on the streetscape. This makes no sense given the importance of mature trees and their ability to help our environment. Young trees absorb carbon dioxide at a significantly smaller rate than a mature tree which can consume 48 pounds of carbon dioxide per year. It then releases enough oxygen to support two human beings for years. These two effects help to promote a healthier climate. Further the shade canopy from mature trees act as natural air conditioning which helps reduce energy use. It will take the new street trees proposed to be planted in this project decades to reach the level of climate benefits that this mature tree produces. Thank you! SLO Community Design Guidelines B. Height and Scale 4 b. Reinforce the established horizontal lines of facades in adjacent buildings; Horizontal lines. Reinforcing established horizontal lines is one way to provide a logical transition between adjacent buildings with different heights. ATTACHMENT 5 ARC1-77 Meeting. L Lq . 0:. I _ Item: '2 -- To: To: SLO Architectural Review Commission Re: 1185 Monterey Street From: Allan Cooper, Secretary Save Our Downtown Date: March 30, 2017 RECEIVED CITY OF SAN LUIS OBISPO MAR 3 0 2017 COMMUNITY DEVELOPMENT Honorable Chair and Commissioners - I and Save Our Downtown are asking you to continue this project with direction. In good conscience you cannot arrive at Finding #3 in your draft resolution which states that "...the project is consistent with the City's Community Design Guidelines applicable to commercial development because the proposed project incorporates similar materials and architectural features to the surrounding neighborhood and provides a complementary color scheme." In summary, staff incorrectly insists that the proposed gull-wing roof overhangs are similar to those on the San Luis Diagnostic Center, that the scale of the building is compatible with the predominately horizontal, low-rise buildings lining Monterey Street and that this proposed project preserves "...the historic flavor" of the community. We are asking that you direct the architect to incorporate more of an horizontal emphasis into the Monterey Street elevation and that the roof design, along with its exaggerated overhang, be reconfigured to better reflect the roof treatments that predominate in the surrounding neighborhood. Below, I am including a number of staff statements followed by my responses to these statements. Staff: "The architectural style of the project is unique and does not include canned or trademark design." Response: The gull wing roof configuration, prevalent on Aerovista Lane, has become an architectural cliche. So have the exaggerated shed roof overhangs featured on the following proposed projects: 9 on Rockview, the Shell Station development, the Tank Farm Commerce Park project, the Bridge Street project, the West Creek residential development and the completed Lofts @ 1218 Southwood Drive. These architectural features may be compatible elsewhere but they do not fit into the context of Monterey Street. Staff: "This contemporary design is compatible with the transitioning commercial development along Monterey Street, including the use of rectangular windows, planter boxes, a street corner cut-out present on the proximate Montoro building, and extended roof overhang and soffit evident on the San Luis Diagnostic Center building at the corner of Monterey Street and Santa Rosa Street." Response: There is very little along this portion of Monterey Street that could be described as contemporary design" and 1185 Monterey Street is definitely not compatible with its context. It would be a stretch to compare the extended roof overhang of the San Luis Diagnostic Center with the "Chandigarh" style, upward -sweeping roof plane (and equipped with down lights) proposed for 1185 Monterey Street. The previously cited Montoro Building and San Luis Diagnostic Center, and further East along Monterey Street, the Ruby Rose Building (1235 Monterey Street), the Antique Center (1239 ATTACHMENT 5 ARC1-78 Monterey Street), the 1241 Monterey Street building and the SLO Provisions building (1255 Monterey Street) are clearly Spanish colonial revival style. The Mortgage House building (1131 Monterey Street), the Volvo Dealership (1219 Monterey Street), the Caldwell Banker Premiere Real Estate building (1234 Monterey Street), the Piemonte's Italian Delicatessen building (1234 Monterey Street), the Training Center @ Kimball building (1144 Monterey Street), the Left Field building (1242 Monterey Street), the iFixit Office building (1330 Monterey Street) and the Body Balance Center building (1248 Monterey Street) are all a modified Streamline Moderne or Art Deco style. The only departure from these styles that could be considered "transitional" would be The Mix 1308 Monterey Street) which, like the proposed 1185 Monterey Street building, is tall, top- heavy and characterized by a number of boxy, heavily -framed window bays. Per the Community Design Guidelines Chapter 3: B.1 "...the compatibility of new projects with the existing built environment should be a priority. The goal is to preserve not only the historic flavor of the community but, equally important, its scale and ambience." Needless to say, the predominate low-rise, horizontal scale of the surrounding neighborhood (with the exception of The Mix) is not reflected in this project with its emphasis on the three vertically-oriented window bays. Staff: "The south elevation shows a large blank wall facing the south, which would be clearly visible from Monterey Street. The ARC should discuss inclusion of articulating features such as windows or cut-outs, similar to the north elevation." Response: I agree with staff that this large blank wall should be articulated. Staff: "The City Arborist recommended that the ficus tree remain, due to the local public significance of the tree, its healthy condition, and this species' ability to withstand heavy pruning." Response: I heartily agree with the City Arborist. This street tree should remain. Thank you! ATTACHMENT 5 ARC1-79 Bergman. Katelin Meeting: "u V - 03 , I` -- From: Steve Delmartini < 2 Sent: Friday, March 31, 2017 10:55 AM Item: To: Advisory Bodies Subject: ARC 1185 Monterey St. Mixed use Chair Wynn and commission members: RECEIVED CITY OF SAN LUIS OBISPO MAR 3 1 2017 COMMUNITY DEVELOPMENT Regarding page #5 of the staff report item 3. 5 "Street trees" - I'm contacting you with some concern regarding the retention of the one ficus street tree. Although I do recognize it is a healthy tree I'm not sure if this development would be better served with a whole new look with consistency in the street trees as well as the other trees that will be planted replacing those trees that will be removed. There are a number of ficus trees in front on my office on Marsh Street and the canopy effect of the trees on both sides of the street is visually pleasing. I'm not sure this ficus and the other one across the street will ever actually create that look. One of the problems that occurs is the lifting of the sidewalk. That has happened already at the Monterey Street site as well as along Marsh Street. Removing this tree and planting new trees along Monterey/Toro streets that will at some point produce an attractive and consistent street view, and planted in such a way as to not impair the ability to walk on the sidewalk should be taken into consideration. I assume the lifting of the sidewalk with the existing ficus tree and eventual sidewalk repair will continue over time. In the somewhat recently adopted Land Use Element, and I'm assuming in the review of the " Downtown" concept plan, the Monterey Street connection to the downtown and the encouragement to bring both business and housing to this area should also be considered. I encourage a new, clean, attractive look. Thank you for your time and consideration. Steve Delmartini ATTACHMENT 5 ARC1-80 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of modifications to the architecture of a previously approved four-unit multi- family residential project and a request for a fence height exception. The proposed project is categorically exempt from environmental review. PROJECT ADDRESS: 460 Marsh Street BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: MOD-0056-2017 FROM: Doug Davidson, Deputy Director RECOMMENDATION Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Dansk, LLC. Representative Greg Crabtree, Ten Over Studio, Inc. Zoning C-R (Retail Commercial) General Plan General Retail Site Area ~7,000 square feet Environmental Status Categorically Exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. SUMMARY The project proposes the modification to a three-story multi-family residential structure that was reviewed by the ARC in September 2014. The proposed project reconfigures the residences into four, two-bedroom townhouses with a similar contemporary design and use of materials that was previously approved by the ARC. The applicant is also requesting a 10-foot fence along the west and north property lines where normally a 6-foot fence is allowed. Staff determined that the project warranted review by the ARC because the applicant is proposing significant architectural changes from the originally approved project. Staff finds the overall project consistent with the Community Design Guidelines through compatibility of the design, scale, and massing to the existing neighborhood. Meeting Date: June 5, 2017 Item Number: 2 ARC2 - 1 MOD-0056-2017 (460 Marsh Street) Page 2 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines and applicable City standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The project site is approximately 7,000 square feet in size and zoned Retail Commercial (C -R). The site is relatively flat and contains a 1,280 square foot single-story, Craftsman Bungalow with a large, paved 11 space parking area. The existing structure is currently vacant and was last used as an office. It has been determined to be ineligible for designation as a historic resource because it does not exhibit a significant architectural style, is not known to be associated with a historic person or event, or maintain integrity. Table 1: Site details Site Dimensions (approx.) Area: ~7,000 square feet Width: 50 feet Depth: 140 feet Current Use Vacant Topography Elevation: flat Natural Features: none Access From Marsh Street Surrounding Use / Zoning North: C-R (Residential Uses) South: C-R (Residential, Retail Commercial and Office Uses) East: C-R (Residential and Retail Commercial Uses) West: C-R (Restaurant Use) 2.2 Previous Review The site has a history of previous reviews and entitlements.  September 16, 2013 – The ARC reviewed and approved a new three story residential building along with the remodel of the existing office structure and a 30% shared and mixed-use parking reduction (ARC 109-13).  September 5, 2014 – The Hearing Officer reviewed and approved an Administrative Use Permit to allow a multi-family residential use in the C-R zone (A 142-14).  September 15, 2014 – ARC approved a new, contemporary designed three-story multi- family residential structure that included four, 2-bedroom stacked residential units (ARC 142-14). 2.3 Project Description The previous project included “stacked flat” styled condominiums with two, single-level units on each floor and a shared central elevator and stairway core serving all units. The revised project includes four, walk-up townhouse style condominiums where each unit is built above a garage and has its own entrance, internal stairway and elevator. Tables 2 and 3 provides a side- by-side description of the previously approved project and the proposed modifications. ARC2 - 2 MOD-0056-2017 (460 Marsh Street) Page 3 Table 2: Project Description Comparison 2014 Approved Project 2017 Proposed Project Type of Structure Stacked single-level flats Vertical townhouses Number of stories 3 3 Amenities Shared roof deck, private garage, shared stairwell and elevator Private roof decks, private garages, individual entries and interior access Site Access Marsh Street Marsh Street Architectural Style Contemporary Contemporary Materials Stucco, metal, brick, and various types of siding Stucco, metal, brick, Nichiha Fiber Cement rainscreen panels, patterned CMU masonry Colors Various browns and blacks Various browns and black accents Figure 1: (Top) Previously approved design for the 4 -unit multi-family structure. (Bottom) Newly proposed 4-unit townhouse design ARC2 - 3 MOD-0056-2017 (460 Marsh Street) Page 4 Table 3: Project Statistics Comparison Item 2017 Proposed 2014 Proposed Ordinance Standard 1 Street Yard Setback 5’ 4’ 11” 0’ Other Yard Setback 0 ‘ & 5’4” 0 ‘ 0 ‘ Max. Height of Structure(s) 36.5’ 37’ 45’ Building Coverage (footprint) 46.6% 45.6% 100% Floor Area Ratio 3.0 FAR 3.0 FAR 3.0 FAR Density 4 d.u. 4 d.u. 5.8 d.u. Parking Spaces 8 8 8 Notes: 1. City Zoning Regulations 3.0 PROJECT ANALYSIS 3.1 General Plan and Zoning Regulations The project does not propose a change in the use, density, or significantly alter the building footprint or height from the previously approved project. As such, it remains consistent with the property development standards of the Retail Commercial (C-R) zone (height, setbacks, density, and lot dimensions), as well as the following General Plan Policies:  Land Use Element, 4.2 Downtown Residential, 4.2.1 Existing and New Dwellings – “Downtown residential uses contribute to the character of the area, allow a 24-hour presence which enhances security, and help the balance between jobs and housing in the community. Existing residential uses within and around the commercial core should be protected, and new ones should be developed. Dwellings should be provided for a variety of households, including singles, couples, and groups. Dwellings should be interspersed with commercial uses. All new, large commercial projects sho uld include dwellings.”  Land Use Element 2.9, Downtown – “In Downtown residential areas, the City should encourage the rehabilitation and maintenance of existing housing. Additional dwellings may be permitted, in keeping with density limits, provided that the existing character of the area is not significantly changed.” 3.2 Community Design Guidelines The modified project plans were reviewed in terms of their consistency with the Community Design Guidelines (CDG) for multi-family housing and infill development. The proposed multi- family structure maintains a contemporary architectural style and creates an attractive, as well as functional design that is compatible with the surrounding neighborhood. The contemporary style of the project is appropriate given the project's location on west Marsh Street in an area with an eclectic mix of architectural styles. Staff is supportive of the design for the new multi-family structure and has found the project consistent with the following Community Design Guidelines: Site Plan: Like the previously approved plans, the proposed three-level building makes ARC2 - 4 MOD-0056-2017 (460 Marsh Street) Page 5 efficient use of the available site area by including the new living spaces above parking. This is appropriate for a project at this location so close to the downtown core by converting the surface parking lot into a higher and better use1. Building Scale: The maximum height of the proposed structure is 36.5 feet with the elevator and stair towers at a height of 42 feet, both are under the maximum building height allowed for the C-R zone of 45 feet. The design utilizes wall offsets, change in materials, recessed windows and entries, awnings and balconies to relieve the form and mass of the building2. Architectural Design Consistency and Compatibility: As noted in Table 2, the proposed structure will be a contemporary design that incorporates materials such as stucco, metal, brick, Nichiha Fiber Cement rainscreen panels, and patterned CMU masonry. No windows are included in the north wall of the project because the Building Code does not allow openings at the property line (a zero-foot setback). The applicant is proposing to break up the wall massing with vertical wall offsets and the use of patterned CMU masonry (see Figure 2). The applicant has provided a rendering within the project Design Statement (Attachment 4, pg 8) that shows the adjacent structures and their impact on the north elevation. The ARC should discuss if the proposed treatment of the east wall of the project contributes to the four-sided architecture of the project. Generally, the project is visually 1 Community Design Guidelines 2.1 (A): Fit the site. Each project should be designed with careful considera tion of site character and constraints, and minimize changes to natural features, rather than altering a site to accommodate a stock building plan. Existing topography should be preserved where possible and excessive cuts or fills should be avoided. 2 Community Design Guidelines 3.1 (B.4): Form and mass. A building’s design should provide a sense of human scale and proportion. Horizontal and vertical wall articulation should be expressed through the use of wall offsets, recessed windows and entries, awnings, full roofs with overhangs, second floor setbacks, or covered arcades. Figure 2: (Top) North wall of the proposed project that uses patterned CMU to break up the wall massing; (Bottom Left) Rendering of the project showing adjacent building; (Bottom Right) Current photo of the site and adjacent building. ARC2 - 5 MOD-0056-2017 (460 Marsh Street) Page 6 interesting and includes interesting architectural treatments3. Building Materials and Colors: The project proposes to use materials that are consistent with the neighborhood such as stucco and brick as well as use of more modern materials such as metal awnings and fiber cement panels. The chosen color palette is used to add interest to the design and emphasize changes in the building’s facade4. Fence Height Exception: The applicant is requesting to install a 10-foot tall wood fence, where normally a 6-foot tall fence is allowed, along the south and west property lines to provide screening from adjacent properties (see Attachment 3, Project Plans, Sheet A6). The ARC may grant an exception to the 6-foot height limit subject to findings that no public purpose would be served by strict compliance with the standard. The applicant is requesting the additional fence height to screen the property from the adjacent neighbor’s (Gennaro’s Italian Restaurant) raised outdoor patio (Figure 3) and a storage structure (see Attachment 4, Project Design Statement, pg 9). Figure 4 shows an aerial of the site and where the 10-foot fence will be located. The red circled area on Figure 4 indicates where the fence decreases in height to 3 feet to provide adequate line of sight to view pedestrians and vehicles. 3 Community Design Guidelines 3.1 (B.3): Design consistency. Designs should demonstrate a consistent use of colors, materials, and detailing throughout all elevations of the building. Elevations which do not directly face a street should not be ignored or receive only minimal architectural treatment. Each building should look like the same building from all sides. 4 Community Design Guidelines 3.1 (B.10): Building materials. Building materials shall be carefully chosen to enhance the consistency of the architectural theme and design. Community Design Guidelines 3.1 (B.12): Colors. The exterior colors of a building are as important as the materials in determining how people think about the building and its surroundings. Colors should be compatible with the existing colors of the surrounding area but need not duplicate existing colors. Figure 3: Image of the site and the existing raised patio at Gennaro's Restaurant. ARC2 - 6 MOD-0056-2017 (460 Marsh Street) Page 7 4.0 OTHER DEPARTMENT COMMENTS The requirements of the other departments are reflected in the attached draft resolution as conditions of approval/code requirements. 5.0 ALTERNATIVES & RECOMMENDATION 5.1. Continue the project with direction to the applicant and staff on pertinent issues. 5.2. Deny the project based on findings of inconsistency with the Community Design Guidelines. 6.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Reduced Project Plans 4. Project Design Statement 5. ARC Previously Approved Project Plans Available at ARC hearing: color/materials board Gennaro’s Outdoor Patio M ar s h S t r e e t Pa r k i n g L o t Figure 4: The dashed, thick black lines indicate the location of the 10-foot fence height request. The circled area indicates where the fence will only be 3 feet tall. ARC2 - 7 RESOLUTION NO. ARC- -17 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING MODIFICATIONS TO THE ARCHITECTURE OF A PREVIOUSLY APPROVED FOUR-UNIT MULTI-FAMILY RESIDENTIAL PROJECT AND A REQUEST FOR FENCE HEIGHT EXCEPTION INCLUDING ADOPTION OF A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JUNE 5, 2017 460 MARSH STREET (MOD-0056-2017) 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 September 15, 2014, pursuant to a proceeding instituted under ARC 142-14, 460 Marsh Street, LLC, applicant; and 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 June 5, 2017, pursuant to a proceeding instituted under MOD-0056-2017, 460 Dansk, LLC, 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 the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (MOD-0056-2017), based on the following findings: 1. 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 design maintains consistency with the City’s Community Design Guidelines by providing architectural interest and an attractive style which complements the character and scale of the existing neighborhood. 3. The project is consistent with the General Plan because it promotes goals and policies related to appropriate uses and compatibility between residential uses within the downtown planning area. ARC2 - 8 Resolution No. ARC- -17 ATTACHMENT 1 460 Marsh Street, MOD-0056-2017 Page 2 4. As conditioned, no public purpose is served by strict compliance with the City’s fence height standards because the fence poses no sight distance problems and is located along the south and west property line adjacent to other structures that are the same height or taller. 5. The subject fence stands at a maximum height of ten feet. Per the City’s Zoning Regulations, this is four feet taller than would be allowed by right along the other yard property line. 6. As designed, the proposed wall will not have any sight distance impacts for vehicles entering and exiting the property because the fence is reduced to 3 feet in height and provides adequate views to the sidewalk and street. 7. The proposed fence design, placement, and materials are consistent with Community Design Guidelines because it is of the same quality as the proposed multi-family development. 8. The project is categorically exempt under Section 15332 (In -Fill Development Projects) of the CEQA Guidelines because the project is within City limits, consistent with applicable City policy, surrounded by urban uses, and on a project site less than 5 acres in size served by required utilities and public services. SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning 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 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. The applicant has flexibility in the final siding selection to the review and approval of the Community Development Director. 2. The project shall substantially comply with conditions established under Use Permit A 142- 14. 3. The proposed fence shall not exceed the approved height of 10 feet and shall be constructed to match the ARC approved plans. Building plans shall show the location of the fence on the site and provide details that include dimensions, colors and materials. ARC2 - 9 Resolution No. ARC- -17 ATTACHMENT 1 460 Marsh Street, MOD-0056-2017 Page 3 4. Any gas or electrical meters shall be located at the rear (project west elevation) of the structure or located on the site in a place that obscures them from public view to the satisfaction of the Community Development Director. 5. The locations of all exterior 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. 6. 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. 7. 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. 8. 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. Transportation 9. Each unit shall provide long-term bicycle parking within each dwelling or accessory structure (e.g. garages) for the storage of at least two bicycles per unit. Bicycles shall be parked vertically or horizontally with at least the rear tire resting at floor level. ARC2 - 10 Resolution No. ARC- -17 ATTACHMENT 1 460 Marsh Street, MOD-0056-2017 Page 4 10. Dimensioned locations and details of the short and long-term bicycle parking shall be provided on the project’s construction plans including rack design, location, clearances and circulation needs for users in compliance with manufacturers’ standards. Each parking space shall include a 2x6 ft. footprint unless noted otherwise by the manufacturer. Approved short-term bicycle rack designs include the inverted “U” or “Peak Racks”. “Ribbon” type racks are not approved for use in the City. Utilities 11. A new HDPE sewer lateral shall be installed per the engineering design standards into the existing 30” sewer main. Public Works 12. City Benchmark #12 has been corrected from previous publications of the City’s Benchmark System. The final plans shall include the correct datum reference and elevation. 13. The building plan submittal shall show all existing and proposed metered parking spaces, signage, and striping for reference. The final plan shall show compliance with City Engineering Standards and shall show how the replacement and final street parking will be maximized. Off-site spaces in front of 450 Marsh and 464 Marsh may need to be adjusted accordingly. 14. Unless otherwise approved for a waiver or deferral, the existing street light will be relocated along the frontage of the street due to the close proximity to the proposed driveway and in accordance with City Engineering Standards. 15. Work within the former driveway approach for the neighboring property at 450 Marsh is endorsed. This work may include, but is not limited to, a sidewalk underdrain, utility work, utility vault relocations, and the potential relocation of the existing streetlight. If altered, the entire driveway approach shall be abandoned rather than shortened. 16. Any areas of damaged or displaced curb, gutter, and sidewalk shall be repaired or replaced to the satisfaction of the Public Works Department. The existing section of broken curb may be patched with a suitable material. 17. This project is located within the Mission-Style Sidewalk District. As such, all new sections of curb, gutter, and sidewalk, and/or driveway approach shall comply with the Mission-Style standard. Deviations or deferral from the Mission-Style standard shall be approved by the Public Works Director. 18. The building plan submittal shall show minimum 18’ garage door openings to meet minimum maneuverability standards. ARC2 - 11 Resolution No. ARC- -17 ATTACHMENT 1 460 Marsh Street, MOD-0056-2017 Page 5 19. 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 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. 20. A concrete vault with a “Water Meter” lid is located in the rear parking lot near the Yucca tree. The plan shall clarify the scope of any existing utility improvements located along the rear property line and the proposed disposition, if applicable. 21. The building plan submittal shall show the proposed water meter manifold to be relocated to the abandoned driveway approach location to support the planting of one new street tree in a tree well. 22. The building plan submittal shall show individual gas meter locations with yard gas piping to each unit in accordance with the proposed subdivision and City codes. Any screening or protection of the proposed gas meters shall be approved by the Planning Division and the Gas Company. 23. The building plan submittal shall show and note compliance with the Floodplain Management Regulations. This property is located in the AO (two-foot depth) floodzone. The buildings and building service equipment shall be elevated or flood -proofed to at least three feet above adjacent grade. 24. The elevator construction shall be detailed in the building permit plan submittal in accordance with the Floodplain Management Regulations and FEMA Technical Bulletin TB4-2010. The garages, storage, and areas of building access shall be “wet” flood-proofed with flood-resistant materials in accordance with adopted standards. 25. The building plan submittal shall show the elimination of the half bathroom at the ground floor (wet floodproofed area) unless otherwise allowed in accordance with the FEMA regulations in effect at the time of permit application. 26. The building plans submittal shall show backwater valve protection of each individual sewer lateral for the units. 27. An updated drainage report and plan will be required in conjunction with the building plan submittal. The plan and report shall clarify whether any existing historic off-site drainage watershed is tributary to the existing open parking lot. If so, the design and analysis shall quantify the amount of drainage and shall show how the drainage will be intercepted and directed to an approved outlet. 28. The building plan submittal and drainage report shall show and note compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. ARC2 - 12 Resolution No. ARC- -17 ATTACHMENT 1 460 Marsh Street, MOD-0056-2017 Page 6 29. 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. 30. The building plan submittal shall show all existing trees on the property with a trunk diameter of three inches or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. The plan shall show all existing and proposed street trees. 31. Tree protection measures shall be implemented to the satisfaction of the City Arborist for any existing trees to remain. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A City-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. 32. The building plan submittal shall show one new 24” box street tree in the sidewalk in a tree well per City Engineering Standards. Tree species and planting requirements shall be in accordance with City Engineering Standards #8010, #8020, #8130, #8210 (with tree guard), and #8250. Code Requirements Utilities 33. Water service meter(s) shall be adequately sized to serve the project's proposed units. 34. Potable 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.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. 35. During the declared drought emergency, the project's estimated total water use (ETWU) to support new landscaping shall not exceed 50 percent of maximum applied water allowance (MAWA). Information shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit to support required water demand of the project's proposed landscaping. ARC2 - 13 Resolution No. ARC- -17 ATTACHMENT 1 460 Marsh Street, MOD-0056-2017 Page 7 On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 5th day of June, 2017. _____________________________ Doug Davidson, Secretary Architectural Review Commission ARC2 - 14 C-R C-D C-R C-R R-4C-R C-R R-4 C-S R-3-H C-D R-3 C-D R-4 R-3-H MARSH HIGUE R A C A R M E L PACIF I C B E A C H VICINITY MAP C-S MOD-0056-2017460 MARSH ST.¯ ATTACHMENT 2 ARC2 - 15 ATTACHMENT 3 ARC2 - 16 ATTACHMENT 3 ARC2 - 17 ATTACHMENT 3 ARC2 - 18 ATTACHMENT 3 ARC2 - 19 ATTACHMENT 3 ARC2 - 20 ATTACHMENT 3 ARC2 - 21 ATTACHMENT 3 ARC2 - 22 ATTACHMENT 3 ARC2 - 23 ATTACHMENT 3 ARC2 - 24 ATTACHMENT 3 ARC2 - 25 ATTACHMENT 4 ARC2 - 26 ATTACHMENT 4 ARC2 - 27 ATTACHMENT 4 ARC2 - 28 ATTACHMENT 4 ARC2 - 29 ATTACHMENT 4 ARC2 - 30 ATTACHMENT 4 ARC2 - 31 ATTACHMENT 4 ARC2 - 32 ATTACHMENT 4 ARC2 - 33 ATTACHMENT 4 ARC2 - 34 ATTACHMENT 5 ARC2 - 35 ATTACHMENT 5 ARC2 - 36 ATTACHMENT 5 ARC2 - 37 ATTACHMENT 5 ARC2 - 38 ATTACHMENT 5 ARC2 - 39 ATTACHMENT 5 ARC2 - 40 ATTACHMENT 5 ARC2 - 41 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Final review of the proposed Design Guidelines for the San Luis Ranch Specific Plan project. PROJECT ADDRESS: 1035 Madonna Road BY: John Rickenbach, Contract Planner Phone Number: 805-610-1109 Email: JFRickenbach@aol.com FILE NUMBER: SPEC/ANNX/ER-1502-2015 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Recommend the City Council approve the San Luis Ranch Specific Plan Guidelines (Chapter 3 of proposed Specific Plan). SITE DATA Applicant Representative General Plan and Zoning Site Area Environmental Status Coastal Community Builders Marshall Ochylski and Brian Schwartz Specific Plan Area (various land use designations including—residential, commercial, office, open space and agriculture consistent with the Land Use Element) 131.3 acres The Final EIR is available for public review. PROJECT SUMMARY Coastal Community Builders has proposed a project that includes several entitlements for the development of approximately 70 acres of the 131.3-acre property. The project would include a mixture of residential and non-residential uses, as well as the preservation of agricultural uses and open space. The project site is currently outside the City, but within its Sphere of Influence, and would require annexation. The project as proposed is envisioned to implement the policies as articulated in the recent Land Use and Circulation Elements (LUCE) update, and be consistent with the development parameters set forth in the LUCE. Meeting Date: June 5, 2017 Item Number: 3 ARC3-1 1.0 COMMISSION’S PURVIEW The Commission’s purview is to review the proposed Design Guidelines that are included as Chapter 3 (Neighborhood Form) of the proposed San Luis Ranch Specific Plan (Attachment 2), and make recommendations to the City Council for their consideration in conjunction with the other project entitlements. 2.0 BACKGROUND AND PREVIOUS ARC INPUT This is a continuation of the ARC public hearing of May 1, 2017 (see Attachment 3), at which the ARC provided comments and direction for the applicant to revise the proposed Design Guidelines as presented at that time. The key input from that meeting was as follows: 1.Comments about Document Organization a.Guidelines should be easier to read and use b.Document is too repetitive 2.Comments about document relationship to City Wide policy a.What is covered in city wide Community Design Guidelines? b.What is different from the City Community Design Guidelines vs San Luis Ranch? –they should work together c.What is different from Municipal Code and proposed design standards 3.Specific comments about Design Guidelines document a.Images and text do not relate to each other… text is good, images need work b.Ensure the chapter references diagrams, plans, and content in other chapters c.Explain Connectivity and Land use – why things are they way they are. Talk about the process of how we got to where we are. 4.Specific comments about products and details a.How do side yards and small yard setbacks work? b.What about Secondary Dwelling Units? c.Building Coverage, anticipated home size d.Explain styles and how they relate to each other e.Incorporate vision of “Agrihood” into design f.Incorporate “Core 4” and explain how they relate to the development standards The ARC subsequently conducted a workshop on May 22, 2017, at which time the project applicant team conveyed their understanding of ARC’s May 1 input, and presented a conceptual direction as to how they intend to address ARC’s concerns. ARC’s generalized feedback to this was as follows: 1.The applicant team was on the right track relative to their conceptually proposed changes to Chapter 3, especially the organization; 2.Minimize repetitive or confusing guidelines; 3.Use three-dimensional graphics to illustrate intent; ARC3-2 4.Emphasize connectivity; 5.Interested in design concepts that maximize the utility of outdoor spaces; 6.Clarify that the proposed Design Guidelines are not necessarily intended to be completely consistent with the City’s Community Design Guidelines, but draw inspiration from them as they endeavor to create more refined guidelines specific to the site; 7.Resolve guidelines that potentially conflict with one another, or that are somehow not implementable; and 8.Maintain flexibility for developers to implement colors and design options as much as possible. Public input at the May 1 meeting and May 22 workshop generally reflected or expanded on issues raised by the ARC. Certain issues were also raised (such as traffic and agriculture) that are not in the purview of the ARC. Other speakers expressed support for the project. 3.0 PROPOSED DESIGN GUIDELINES (UPDATED) Proposed Design Guidelines for new development are set forth in Chapter 3 of the Specific Plan, which is entitled “Neighborhood Form”. This chapter sets forth general provisions for development within the San Luis Ranch Specific Plan Area and details zoning, allowable land uses, development standards, and design guidelines. This discussion will focus on the Design Guidelines provisions within that chapter. The revised chapter is included in its entirety as Attachment 2. As noted above, the version of Chapter 3 now being considered by ARC is a comprehensive update of the version presented at ARC’s public hearing of May 1, 2017. The revisions respond directly to ARC’s previous direction (see Attachment 4 for Applicant's response to direction). The key changes are as follows: 1.Document Organization a.Streamlined the document b.Standards in one easy to reference place c.Added dialogue about focus of chapter d.Combined “residential” standards and guidelines - not separated by each product type e.Removed duplicative language f.Refocused on Standards and Guidelines g.Provide well informed Guidelines with flexibility for a dynamic housing market 2.Document’s relationship to City Wide policy a.For this site, the proposed San Luis Ranch Design Guidelines will supersede Community Design Guidelines (CDG), except where the San Luis Ranch Guidelines are silent, in which case the CDG would apply b.Incorporated more specifics to help reinforce the sense of community and “neighborhood identity” mentioned in the City Community Design Guidelines ARC3-3 c.Table 3-3 provides a summarized set of standards that apply to the different Specific Plan zones within the area 3.Design Guidelines content, including products and details a.Clarified how outdoor useable areas and setbacks work b.Clarified how City’s secondary dwelling provisions apply c.Clarified how building coverage requirements would work d.Provided better illustrative examples to clarify intent e.Clarified explanation of architectural styles and intent relative to how they should be applied 4.0 ATTACHMENTS 1.Resolution (recommending City Council approval of the proposed Design Guidelines in the context of the Specific Plan) 2.Chapter 3 of Draft Specific Plan (Neighborhood Form), which includes the Design Guidelines (updated from May 1, 2017 version) 3.May 1, 2017 Staff Report to ARC (includes project details and background) 4.Key Changes to Specific Plan Chapter 3 to address ARC direction ARC3-4 RESOLUTION NO. XXXX-17 A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, RECOMMENDING APPROVAL BY CITY COUNCIL OF THE DESIGN GUIDELINES OF THE SAN LUIS RANCH SPECIFIC PLAN LOCATED AT 1035 MADONNA ROAD (SPEC/ANNX/ER-1502-2015, a.k.a. “SAN LUIS RANCH”) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing on November 16, 2015 to review the draft Design Guidelines for the proposed San Luis Ranch Specific Plan; and WHEREAS, the Architectural Review Commission at that public hearing recommended modifications of the Design Guidelines with respect to design-related standards, architecture, community design, and other items within the Architectural Review Commission’s purview; and WHEREAS, the project applicant modified the proposed Specific Plan to address Architectural Review Commission’s input; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing on May 1, 2017 to review the modified Design Guidelines for the proposed San Luis Ranch Specific Plan; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public workshop on May 22, 2017 to review the applicant’s proposed responses to Architectural Review Commission input from May 1, 2017; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing on June 5, 2017 to review the updated Design Guidelines for the proposed San Luis Ranch Specific Plan; and WHEREAS, the June 5, 2017 Architectural Review Commission hearing was for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the project; and WHEREAS, the Architectural Review Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearings were made at the time an in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED, by the Architectural Review Commission of the City of San Luis Obispo as follows: ARC3-5 Attachment 1 SECTION 1. Findings. 1.The proposed Design Guidelines as modified (also known as Chapter 3 of the San Luis Ranch Specific Plan) substantially address the Commission’s previous input provided on November 16, 2015; May 1, 2017; and May 22, 2017; and 2.That any mitigation measures that may arise from the Final EIR that relate to aesthetics and design are implemented through the Planning Commission’s review and City Council’s certification of the Final EIR; and 3.The design guidelines of the San Luis Ranch Specific Plan are consistent with General Plan Land Use Element Policy 12.3 since they incorporate design criteria to meet the City’s expectation for quality and character in new development. 4.The design guidelines of the San Luis Ranch Specific Plan are consistent with Land Use Element Policy 8.1.2, Specific Plan Content, since they incorporate detailed design guidelines and incorporate standards for building forms and design objectives. SECTION 2. Environmental Review. A Final EIR is now under public review and will be considered by the City Council for certification. SECTION 3. Action. The Architectural Review Commission recommends approval to the City Council of the Design Guidelines as modified, in the context of the Planning Commission’s own recommendations regarding overall project approval to the City Council. On motion by ______________, seconded by _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was adopted this 5th day of June, 2017. _____________________________ Doug Davidson, Secretary Architectural Review Commission ARC3-6 Attachment 1 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-1 3.1 Introduction This chapter sets forth general provisions for development within the San Luis Ranch Specific Plan Area and details zoning, allowable land uses, development standards, and design guidelines. While the San Luis Obispo General Plan is the primary guide for growth and development, this Specific Plan focuses on the San Luis Ranch Specific Plan Area in greater detail by organizing land use and residential development products within customized zoning designations. The intent is to establish a regulating document that implements the “Core 4” values identified within Section 1.2 that includes providing diverse housing opportunities, creating a multi modal community, maintaining and promoting San Luis Obispo’s agricultural heritage, and providing open space and recreation areas. Using This Chapter The Specific Plan area is organized into 5 unique zones. These include Neighborhood General 10 (NG- 10), Neighborhood General 23 (NG-23), Neighborhood General 30 (NG-30), Neighborhood Commercial (NC), Open Space (OS), and Agriculture (AG). Parks are integrated into the various residential zones. Each of these zones is highly interconnected with pedestrian connections, trails, bridges, a fitness loop, and sidewalks (see Page 3-4 and Chapter 6). Table 3-1 describes the general vision for each zone in greater detail. Zone boundaries were determined based upon protection of approximately 50% of the Specific Plan area as agriculture and open space, incorporation of Prefumo Creek as an open space trail amenity, the desire to locate higher density residential within walking distance to commercial areas; and maximizing commercial visibility along Highway 101 while buffering internal residential uses. Zone Designations Customized zone designations are provided to implement the land uses identified in Chapter 2. Zone designations included herein supersede the City’s zoning ordinance (Title 17) except where the Specific Plan is silent. In such cases, existing City zoning standards apply. Each zone designation includes a summary of allowable uses and development standards. Allowable uses within each zone have been customized to ensure compatibility. In addition, Neighborhood General (NG)zones incorporate unique residential product types with tailored development standards. The uses shown in each table as Allowed (A) are acceptable anywhere in the zone in which they are located. They will not require special conditions when developed in accordance with this Specific Plan. Several 3 NEIGHBORHOOD FORM NEIGHBORHOOD FORM GOALS Provide complete guidance on the land use provisions that will guide future development within the Plan area. Offer a diverse mix of housing types that are in keeping with the City’s Housing Element and affordable and workforce housing goals. Develop a land use classification system that clearly identifies uses allowed in each subarea and provides for an overall mix of uses. Establish detailed development standards for the Plan Area as a whole, and within each subarea, organized in tables and graphically illustrated wherever possible. Provide a detailed set of design guidelines that establish the expected level of design while still allowing for flexibility and innovation. ARC3-7 Attachment 2 3-2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft uses are shown as either “D” or “PC” as a result of potentially incompatible characteristics. “D” or Director’s Administrative Use Permit requires the applicant to submit documents to the City as prescribed by the Director. These documents may include site plans, written descriptions of activities to be conducted, and/or technical studies of site characteristics. The Director will review the project to ensure the project is properly located with respect to its effects on surrounding properties. Uses that require Planning Commission Use Permit are indicated “PC.” Planning Commission Use Permit uses may require special conditions to make them acceptable at particular locations. This may be because of their hours of operation or their potential nuisance aspects such as litter, light, odors, glare, or noise. Uses that are conditionally permitted must submit a Planning Commission Use Permit application to the City. This application is obtainable from the Community Development Department or the City’s website. Planning Commission Use Permits are subject to public review and therefore require a Planning Commission hearing. Uses not identified within one of the zoning designation allowable use tables in this chapter are not permitted within the San Luis Ranch Specific Plan area. Development Standards Development standards constitute the constraints for a project’s building envelope in which new construction is permitted. This approach provides guidance for the built environment while allowing both certainty and flexibility to the built environment. Development standards typically include the words “shall,” “minimum,” “maximum,” “must,” “required,” or “will.” Design Guidelines Design guidelines are also provided to shape development of the built environment consistent with the Core 4 values in Chapter 1 and are intended to serve as a guide for developers, architects, and designers when preparing development plans. These design guidelines are consistent with the City of San Luis Obispo Design Guidelines and include supplemental guidelines to enforce the Core 4 values and character intended for the Specific Plan area. Flexibility in interpretation of the design guidelines is permitted as long as the intent is followed. Design guidelines typically include the word “should.” Figure 3.1 Zoning Map Neighborhood General - 10 Neighborhood General - 23 Neighborhood General - 30 Neighborhood Commercial Open Space Agriculture ARC3-8 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-3 Table 3-1 Specific Plan Zones Neighborhood General 10 (NG-10) This zone allows for detached single family residential units with the majority of lots averaging 3,200 sf. Residential products envisioned for this zone are small version Traditional Single Family style. Neighborhood General 23 (NG-23) This zone allows for detached single family residential units on lots averaging 2,400 to 3,000 sf. Residential products envisioned for this zone include Small-Lot Front Loaded and Small-Lot Alley Loaded. These products will provide a wide variety of home diversity and the density will support workforce housing needs. Neighborhood General 30 (NG-30) This zone allows for attached and detached units on lots as small as 1,000 sf to lot sizes that can accommodate multi-family residential structures. Residential products envisioned for this zone include Detached Townhomes, Attached Townhomes, and Multi-Family structures such as apartments or condos. Neighborhood Commercial (NC) This zone allows commercial development intended to serve neighborhood residents as well as visitors. Table 3-6 includes a wide variety of allowable uses. The vision for this zone is to include a blend of retail, office, medical office, hotel, and horizontal mixed-use buildings with a focus on connectivity to surrounding residential, agriculture, and open space uses. Open Space (OS) The primary intent of this zone is to provide areas for active and passive recreation that connect to community and neighborhood parks, pedestrian paths, and habitat restoration areas. This zone accommodates trails, paths, playground equipment, and limited structures necessary to support the specific uses. Agriculture (AG) The primary intent of this zone is to preserve and maintain agriculture uses consistent with the San Luis Obispo General Plan, as well as integrate agricultural history into the community. Physical development should promote the Specific Plan area’s agricultural uses, including heritage, learning center, and production facilities. CORE 4 (see Section 1.2) CORE 4 (see Section 1.2) CORE 4 (see Section 1.2) CORE 4 (see Section 1.2) CORE 4 (see Section 1.2) ARC3-9 Attachment 2 3-4 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Traditional Single Family Concept Open Spaces and Pedestrian Path Connectivity Transit Stop Bridge Connection Fitness Loop Commercial Connections Heritage Center Connection Connections to Hotel Pedestrian Connection Pedestrian Connection To Fitness Loop Connections To Parks/OS Sidewalk Connection Community Gardens Park Connection Highway 101 Overpass Froom Ranch Way Bridge Park Connection ARC3-10 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-5 3.2 Residential Zones Customized residential zoning districts have been created for the San Luis Ranch Specific Plan area in order to encourage unique, flexible product types intended for workforce housing. Workforce housing is challenging to achieve within the City’s current zoning framework. As such, three unique designations were created; NG-10, NG- 23, and NG-30 (Figure 3.2). This provides a variety of residential products such as traditional single-family, small-lot front loaded, small-lot alley loaded, detached townhomes, attached townhomes, and multifamily units, many of which are marketable as workforce housing, which allows for a distinctive neighborhood, to avoid large tract feel. Affordable housing will also be provided and is described further in Chapter 5. The intent is to establish regulating standards that implement the Core 4 values by providing a diverse range of residential opportunities, to enhance the envisioned architectural quality, and to improve the overall identity of the Specific Plan area. Within the various residential zone designations, the provision of a neighborhood park, pocket parks, and paths should be integrated into the design to encourage a series of connected green spaces for residents and visitors to enjoy. 3.2.1. Residential Allowable Uses and Development Standards Table 3-2 identifies the permitted uses within each zone designation. Table 3-3 includes development standards for each of the proposed residential product types described above. Neighborhood General - 23 Neighborhood General - 10 Figure 3.2 Residential Zoning Designations ARC3-11 Attachment 2 3-6 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft D = Director’s Use Permit approval required PC = Planning Commission Use Permit approval required, A = Allowed by right Table 3-2 Residential Allowable Uses Neighborhood General - 10 (NG-10) and Neighborhood General - 23 (NG-23) USE PERMIT REQUIREMENTS USE REGULATION Caretaker quarters A Community Gardens D Day care - Family day care home (small/large)A 17.08.100 Home occupation Home Occ Permit 17.08.090 Mobile home as temporary residence at building site A Outdoor/temporary/seasonal sales A Park, playground A Secondary dwelling units A 17.21, refer to Table 3-4 Small-Lot Alley Loaded dwelling A refer to Table 3-3 Small-Lot Front Loaded dwelling A refer to Table 3-3 Traditional Single Family dwelling A refer to Table 3-3 Transit stop A Neighborhood General - 30 (NG-30) USE PERMIT REQUIREMENTS USE REGULATION Attached Townhome dwelling A refer to Table 3-3 Caretaker quarters A Club, lodge, private meeting hall D Cluster Cottages A Community Center A Community Gardens D Day care - Family day care home (small/large)A Detached Townhome dwelling A Fitness/health facility D Home occupation Home Occ Permit 17.08.090 Live/work unit A 17.08.130 Mobile home as temporary residence at building site A Multi-Family dwelling A refer to Table 3-3 Outdoor/temporary/seasonal sales A Park, playground A Parking facility D Senior citizen housing development D Single Room Occupancy (SRO)A refer to Table 3-5 Transit stop A ARC3-12 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-7 1 Definition of 2.5 stories = 2 story unit with habitable attic 2 Planned Development (PD) allows for flexibility in the application of zoning standards for the proposed development. PD’s shall comply with SLOMC Section 17.62. 3 A maximum of 2/3 of the structure shall be at the rear yard minimum setback with the remaining 1/3 setback an additional 5’ minimum 4 See page 3-10 - 3-13 for residential product concepts Table 3-3 Residential Development Standards Development Standards Traditional Single Family 4 Small Lot Front Loaded 4 Small Lot Alley Loaded 4 Detached Townhome 4 Attached Townhome 4 Multi-Family 4 Zone NG-10 NG-23 NG-23 NG-30 NG-30 NG-30 Allowable Uses See Table 3-2 See Table 3-2 See Table 3-2 See Table 3-2 See Table 3-2 See Table 3-2 LOT REQUIREMENTS Lot Area 3,200 sf minimum (Lot Area may vary up to 10% less on irregular shaped lots) 2,400 sf minimum (Lot Area may vary up to 10% less on irregular shaped lots) 2,400 sf minimum (Lot Area may vary up to 10% less on irregular shaped lots) 1,000 sf minimum 1,000 sf minimum 1,000 sf minimum Lot Width 40’ minimum (Lot Width may vary up to 10% less on irregular shaped lots) 30’ minimum (Lot Width may vary up to 10% less on irregular shaped lots) 30’ minimum 25’ minimum 20’ minimum 25’ minimum Lot Depth 80’ minimum 80’ minimum 80’ minimum 40’ minimum 40’ minimum 40’ minimum Lot Coverage 75% maximum 75% maximum 75% maximum 100% maximum (PD Req’d)2 100% maximum (PD Req’d)2 - BUILDING HEIGHT Building Height 35’ maximum. 2.5 stories maximum1 35’ maximum 2.5 stories maximum1 35’ maximum 2.5 stories maximum1 40’ maximum 3 stories maximum 40’ maximum 3 stories maximum 40’ maximum 3 stories maximum SETBACKS Street Front 10’ minimum 10’ minimum 10’ minimum 5’ minimum 5’ minimum 5’ minimum Porch, Portico, Terrace, Patio 8’ minimum. Minimum porch dimension shall be six (6) feet. 8’ minimum. Minimum porch dimension shall be six (6) feet. 8’ minimum. Minimum porch dimension shall be six (6) feet. 5’ minimum. Minimum porch dimension shall be six (6) feet. 5’ minimum. Minimum porch dimension shall be six (6) feet. 5’ minimum. Minimum porch dimension shall be six (6) feet. Garage Interior Lot 20’ minimum with 18.5’ minimum exception at irregular lots; if recessed garage, 0’ minimum side yard setback and 5’ minimum rear setback. 20’ minimum with 18.5’ minimum exception at irregular lots; ---- Garage - Alley Loaded --3’ minimum to side; 3’ minimum to side street; 4’ minimum to rear - Side Interior Lot 0’ minimum. Detached buildings are subject to building code separation requirements.-- Street Side Corner Lot 5’ minimum 5’ minimum 5’ minimum 10’ minimum 10’ minimum - Rear 10’ minimum3 10’ minimum3 3’ minimum --- ARC3-13 Attachment 2 3-8 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Table 3-3 Residential Development Standards, cont. Development Standards Traditional Single Family Small Lot Front Loaded Small Lot Alley Loaded Detached Townhome Attached Townhome Multi-Family OTHER Automobile Parking 2 spaces per unit. At least one parking space shall be covered. 1 space per unit. 0.25 guest space per unit. Required residential parking shall not be visible from a public street. Bicycle Parking See SLOMC Section 17.16.060. Shall be provided within garage.See SLOMC Section 17.16.060. Landscape Street setback area shall be landscaped prior to occupancy. One 15 gallon (minimum) production tree shall be planted per unit. Turf is prohibited within the street yard area.- Private Yard/ Outdoor Space At least one (1) private side or rear yard shall be provided at a minimum of 125 sf with a minimum dimension of 8’. At least one (1) private side or rear yard shall be provided at a minimum of 125 sf with a minimum dimension of 8’. At least one (1) private side or rear yard, porch, or balcony shall be provided at a minimum of 100 sf with a minimum dimension of 8’. A minimum of 100 sf of private yard/ outdoor space shall be provided for first floor units. A minimum of 50 sf of private yard/ outdoor space shall be provided for upper floor units. Community Open Space ----- A minimum of 100 sf of community open space shall be provided per unit. Exterior Lighting All lighting shall be downward focused except for ambient string-style patio lights. Fences/ Walls/ Hedges Per SLOMC Section 17.16.050. Flag Lot Driveway width 12’ minimum, 3’ side yard setback ----- Signs See Table 3-11 herein. Architecture Shall conform with Design Guidelines found in Section 3.7.2 herein. Shall conform with the City of San Luis Obispo Community Design Guidelines. Design guidelines provided herein shall supersede. Second Dwelling Unit See Table 3-4 See Table 3-4 See Table 3-4 - Single Room Occupancy See Table 3-4 ARC3-14 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-9 Table 3-5 Single Room Occupancy Development Standards Development Standards DEFINITION Single Room Occupancy means a one-room dwelling unit with not more than 450 square feet of gross floor area, designed for occupancy by not more than two people. LOT STANDARDS Area Single Room Occupancy area between 200 and 250 square feet per unit OTHER Reference Table 3-3: Residential Development Standards for Land Use, Lot Requirements, Building height, and Setback standards Automobile Parking One off-street uncovered parking space required per unit or storage for 2 bicycles. Tandem parking may be provided to allow one parking space in the driveway. Table 3-4 Second Dwelling Unit Development Standards Development Standards SECOND DWELLING UNIT (SDU) DEFINITION An attached or detached dwelling unit which provides complete independent living facilities for one or more persons. Includes permanent provisions for living, sleeping, eating, cooking and sanitation on the same parcel as the primary unit is sited. LOT STANDARDS Maximum one SDU per lot Area 200 to 450 square feet The landowner must reside on the lot UNIT STANDARDS The SDU shall contain a dedicated kitchenette and bathroom The SDU must have a dedicated entrance separate from the main dwelling A secondary dwelling unit may be attached, detached, or located within the living area of the primary unit on the lot ARCHITECTURE Secondary dwelling units should be architecturally and functionally compatible with the primary residence BUILDING HEIGHT The height of second units should be consistent with surrounding residential structures. SETBACKS The SDU shall comply with required setbacks OTHER Automobile Parking One off-street uncovered parking space required per unit or storage for 2 bicycles. Tandem parking may be provided to allow one parking space in the driveway. SDU cannot be sold or financed separately from the main dwelling ARC3-15 Attachment 2 3-10 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Detached Townhome (NG-30)Small Lot Front Loaded (NG-23) Multi-family (NG-30)Attached Townhome (NG-30)Secondary Dwelling Unit Small Lot Alley Loaded (NG-23) Traditional Single Family (NG-10) ARC3-16 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-11 Traditional Detached Single Family Concept Traditional Detached Single Family Concept (NG-10) - 40’ Wide Lot Site Plan Concept 3’ tall front yard fencing Sidewalk Front loaded garage entry, with 20’ setback Front porch entry area, 8’ street setback 10’ min. rear yard 5’ min. street side setback corner lot 0’ min. side yard setback, interior lot (3’ shown) Side yard patio opportunities 10’ min. street front building setback 6’ tall rear yard privacy fencing Street parking ARC3-17 Attachment 2 3-12 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Small Lot Front Loaded Concept Small Lot Front Loaded Concept (NG-23) - 30’ Wide Lot Site Plan, 80’ Lot 3’ tall front yard fencing Sidewalk Front loaded garage entry, with 20’ setback Front porch entry area, 8’ street setback 10’ min. rear yard 5’ min. street side setback corner lot 0’ min. side yard setback, interior lot (3’ shown) Side yard patio opportunities 10’ min. street front building setback 6’ tall rear yard privacy fencing street parking ARC3-18 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-13 Small Lot Alley Loaded Concept Small Lot Alley Loaded Concept (NG-23) - 30’ Wide Lot Site Plan with Loaded Alley (80’ lot depth includes to centerline of alley) 3’ tall front yard fencing Sidewalk Front porch entry area, 8’ street setback Alley loaded garage, 4’ min. setback 5’ min. street side setback corner lot 0’ min. side yard setback, interior lot (3’ shown) Side yard patio opportunities 10’ min. street front building setback Street parking ARC3-19 Attachment 2 This Page Left Intentionally Blank ARC3-20 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-15 3.3 Neighborhood Commercial Zone (NC) One commercial zone designation is provided within the Specific Plan area. This designation is intended for uses such as restaurants, retail, office, hotel, transit stop, and other complementary land uses. The NC designated area is located next to an existing shopping center across Dalidio Drive, however new commercial development is intended to be appropriately incorporated into the neighborhood context. See concept on Page 3-20. This location keeps proposed commercial next to existing commercial and within Airport Land Use Commission (ALUC) Protection Zone. 3.3.1 Commercial Allowable Uses and Development Standards Table 3-6 identifies the allowable land uses within the Specific Plan area. Table 3-7 includes development standards to guide development of commercial, office, and hotel (NC) designated areas. Neighborhood Commercial Figure 3.3 Neighborhood Commercial Zoning Designation ARC3-21 Attachment 2 3-16 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Table 3-6 Neighborhood Commercial (NC) Allowable Uses Neighborhood Commercial - (NC) USE PERMIT REQUIREMENTS USE REGULATION Antennas and telecommunications facilities D 17.16.120 Bar/tavern D Bed and Breakfast inn A Building and landscape materials, sales, indoor/ outdoor D Caretaker quarters A Catering service D Club, lodge, private meeting hall A Commercial recreation facility - Indoor A 17.08.060 Commercial recreation facility - Outdoor D Community Gardens D Copying and quick printer service A Convenience store A 17.08.095 Day care - Day care center (child/adult)A 17.08.100 Day care - Family day care home (small/large)A 17.08.100 Educational conference D 17.08.010(c)(6) Extended hour retail D Fitness/health facility A General retail - less than 20,000 sf D General retail - more than 20,000 sf PC Home occupation Home Occ Permit 17.08.090 Hotel, motel A Library, museum D Library, branch facility D Liquor store/alcohol sales D 17.11, 17.100.180 Live/work units A 17.08.130 Medical service - doctor office A Medical service - clinic, laboratory, urgent care A Mobile home as temporary residence at building site A Multi-family dwelling A 17.22.010(G) Night club PC 17.95 Outdoor/temporary/ seasonal sales A 17.08.020 Park, playground A Parking facility D (3) Parking facility - multilevel D (3)17.95 Parking facility - temporary D Personal services A Personal services - restricted PC Produce stand A Public assembly facility D Public safety facilities A ARC3-22 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-17 Notes: 1. Safe parking is only allowed to a public assembly use, such as a club, lodge, private meeting hall, or religious facility. Safe parking is prohibited on properties where residential uses are the primary use. 2. Behind ground floor use only. Allowed as a ground floor use with Administrative Use Permit. 3. Parking as a Principal Use. Use permit approval may include deviations to otherwise applicable setback requirements and building height limits. A multi-level parking facility will require the approval of a use permit by the planning commission. * 1 building under 20,000 sf can be approved by the Director. More than 1 building or any building over 20,000 sf shall be approved by the PC. D = Director’s Use Permit approval required PC = Planning Commission Use Permit approval required A = Allowed by right Table 3-6 Neighborhood Commercial (NC) Allowable Uses, cont. USE PERMIT REQUIREMENTS USE REGULATION Recreational vehicle (RV) park accessory to hotel, motel PC Recycling facilities - small collection facility D Religious facility PC Residential care facilities - 7 or more residents PC Residential mixed-use A Where not in conflict with ALUC Residential support services A (2) Rest Home PC Restaurant A Safe parking (1)PC 17.08.115 School - Specialized education/training D Service station D 18.08.030 Social services organization A Special Event D 17.08.010 Sports and active recreation facility PC Studio - Art, dance, martial arts, music, etc.A Theater D 17.95 Transit stop A Vehicle services - car wash D Veterinary clinic/hospital, boarding, small animal indoor A Wine/cider/beer tasting room or distillation facility D ARC3-23 Attachment 2 3-18 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Table 3-7 Neighborhood Commercial Zone Development Standards Development Standards Zone NC Allowable Uses See Table 3-6 LOT REQUIREMENTS Lot Coverage 80% maximum BUILDING ORIENTATION Orientation Buildings shall be oriented toward the street. BUILDING HEIGHT Building Height 20’ minimum; 50’ maximum SETBACKS Street Front 5’ minimum Side Interior Lot 0’ minimum Street Side Corner Lot 0’ minimum Parking 15’ minimum (Setback shall be landscaped when located adjacent to public street.) Rear 10’ minimum; 25’ minimum when adjacent to residential uses. OTHER Automobile Parking A. Retail Sales (all types) 1 space per 500 sf B. Grocery, specialty food: 1 space per 500 sf C. Bar/Tavern: see SLOMC Section 17.16.060 Table 6 D. Office: 1 space per 400 sf E. Hotel: 1 space per room; 1 space per manager quarters F. Multi-family: 1 space per unit Guest Parking: 0.25 space per unit Bicycle Parking See SLOMC Section 17.16.060 Landscaping 20% minimum lot area. Up to 1/3 of the required landscape area may be hardscape or plaza. Parking is not permitted within this area. 10% of landscape requirement can be met through use of pervious paving. A minimum 6’ wide landscape area as measured perpendicularly from the building shall be provided around the perimeter of the building where visible from a public street. Loading zones, building entrances, and street setbacks areas excluded. A minimum 10’ landscape buffer shall be provided adjacent to residential uses. Architectural Lighting All upward-aimed light shall be fully shielded, fully confined from projecting into the sky by eaves, roofs, or overhangs, and mounted as flush to a wall as possible. Building facade lighting shall be fully shielded, aimed downward, and mounted as flush to a wall as possible. Signs See Table 3.11 Fences/Walls/Hedges See SLOMC Section 17.16.050 Building Facades A. No building facade visible from a public street shall extend more than 30’ in length without a 2’ minimum variation in the wall plane. B. Buildings shall be designed to meet the intent of the design guidelines in Section 3.7.2. Architecture Shall conform with Design Guidelines found in Section 3.7.2 herein. Shall conform with the City of San Luis Obispo Community Design Guidelines. Design guidelines provided herein shall supersede. Transit Center A transit hub containing benches, covered awnings, and signage designed in the architectural style of adjacent buildings shall be provided along the Commercial project frontage near the Dalidio Road and Froom Ranch Way intersection. Applicant shall coordinate with SLO Transit and SLORTA for final placement and design detailing. ARC3-24 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-19 Commercial Concept 1014024 - MAY 22, 2015 SAN LUIS RANCH OFFICE CONCEPT Office Concept ARC3-25 Attachment 2 3-20 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft SAN LUIS RANCH NEIGHBORHOOD COMMERCIAL May 24, 2017 A1 6’ 10 ’ Y A R D SE T B A C K SI D E W A L K PA R K I N G COMMUNITY GARDEN AND WALKING PATHPA R K I N G TR A V E L LA N E S SI D E W A L K SI D E W A L K PARKING AND COMMERCIAL VEHICLE ACCESS NEIGHBORHOOD COMMERCIAL BUILDING NEIGHBORHOOD COMMERCIAL BUILDING & PLAZA SINGLE FAMILY HOME BUILDING ENVELOPE SINGLE FAMILY HOME 60’6’ 7’20’7’6’6’25’10’42’10’ 10 ’ SE T B A C K SI D E W A L K Scale: 1 :20 (on 24x36 sheet) 0 10 20 40 SAN LUIS RANCH NEIGHBORHOOD COMMERCIAL May 24, 2017 A1 6’ 10 ’ Y A R D SE T B A C K SI D E W A L K PA R K I N G COMMUNITY GARDEN AND WALKING PATHPA R K I N G TR A V E L LA N E S SI D E W A L K SI D E W A L K PARKING AND COMMERCIAL VEHICLE ACCESS NEIGHBORHOOD COMMERCIAL BUILDING NEIGHBORHOOD COMMERCIAL BUILDING & PLAZA SINGLE FAMILY HOME BUILDING ENVELOPE SINGLE FAMILY HOME 60’6’ 7’20’7’6’6’25’10’42’10’ 10 ’ SE T B A C K SI D E W A L K Scale: 1 :20 (on 24x36 sheet) 0 10 20 40 Concept of Commercial Adjacent to Residential Section Showing Relationship of Residential Adjacent to Commercial Single Family Home Community Garden and Walking Path Neighborhood Commercial Parking and Commercial Vehicle Access ARC3-26 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-21 SAN LUIS RANCH NEIGHBORHOOD COMMERCIAL May 24, 2017 A1 6’ 10 ’ Y A R D SE T B A C K SI D E W A L K PA R K I N G COMMUNITY GARDEN AND WALKING PATHPA R K I N G TR A V E L LA N E S SI D E W A L K SI D E W A L K PARKING AND COMMERCIAL VEHICLE ACCESS NEIGHBORHOOD COMMERCIAL BUILDING NEIGHBORHOOD COMMERCIAL BUILDING & PLAZA SINGLE FAMILY HOME BUILDING ENVELOPE SINGLE FAMILY HOME 60’6’ 7’20’7’6’6’25’10’42’10’ 10 ’ SE T B A C K SI D E W A L K Scale: 1 :20 (on 24x36 sheet) 0 10 20 40 SAN LUIS RANCH NEIGHBORHOOD COMMERCIAL May 24, 2017 A1 6’ 10 ’ Y A R D SE T B A C K SI D E W A L K PA R K I N G COMMUNITY GARDEN AND WALKING PATHPA R K I N G TR A V E L LA N E S SI D E W A L K SI D E W A L K PARKING AND COMMERCIAL VEHICLE ACCESS NEIGHBORHOOD COMMERCIAL BUILDING NEIGHBORHOOD COMMERCIAL BUILDING & PLAZA SINGLE FAMILY HOME BUILDING ENVELOPE SINGLE FAMILY HOME 60’6’ 7’20’7’6’6’25’10’42’10’ 10 ’ SE T B A C K SI D E W A L K Scale: 1 :20 (on 24x36 sheet) 0 10 20 40 Concept of Commercial Adjacent to Residential Single Family Home Neighborhood Commercial Neighborhood Commercial and Plaza Park ARC3-27 Attachment 2 3-22 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Hotel Concept ARC3-28 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-23 Open Space Figure 3.4 Open Space (OS) Zone Map 3.4 Open Space Zone (OS) The Open Space zone designation (OS) allows for the provision of active and passive recreation opportunities for use and enjoyment of all residents and visitors. This is consistent with the Core 4 value of providing open space and recreation areas. The open space area should connect to adjacent residential neighborhoods and pocket parks through a series of natural surface trails lined with agricultural themed fencing, edible plant species, and community gardens. The open space and trails create an integrated community tying everything together. Refer to Chapter 6 for circulation and connectivity figures. 3.4.1 Open Space Allowable Uses and Development Standards Table 3-8 identifies the allowable land uses within the Specific Plan area. Development standards have not been crafted for the OS designation. It is expected that development of structures in conjunction with open space facilities such as restrooms would be subject to ARC and PC approval as part of a larger development program. ARC3-29 Attachment 2 3-24 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft D = Director’s Use Permit approval required PC = Planning Commission Use Permit approval required A = Allowed by right Table 3-8 Open Space (OS) Allowable Uses Open Space (OS) USE PERMIT REQUIREMENTS USE REGULATION Community gardens A Park, playground A Special event D 17.08.010 Sports and active recreation facility PC Outdoor/temporary/seasonal sales A Transit stop A Trails A Open Space Concept Creek and Trail Concept ARC3-30 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-25 3.5 Agriculture Zone (AG) The Agricultural Zone designation (AG) allows for a variety of uses that support viable farming operations as well as educational/sales opportunities for locally grown products. This is consistent with the Core 4 value to maintain and promote San Luis Obispo’s agricultural heritage. The agriculture area should connect to adjacent residential neighborhoods and parks through a series of natural surface pathways lined with split rail fencing and edible plant species. 3.5.1. Agriculture Development Standards Table 3-9 identifies the allowable land uses within the Specific Plan area. Table 3-10 includes development standards to guide utilization and operation of agriculture lands. Figure 3.5 Agriculture (AG) Zone Map Agricultural Heritage Facility and Learning Center Concept ARC3-31 Attachment 2 3-26 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft D = Director’s Use Permit approval required PC = Planning Commission Use Permit approval required A = Allowed by right Table 3-9 Agriculture (AG) Allowable Uses Agricultural (AG) Allowed Uses USE PERMIT REQUIREMENTS USE REGULATION Agricultural events A Agricultural heritage and learning center A Section 3.7.3 Agricultural retail sales A Animal keeping A Beer/Wine/Spirits production facility A Caretaker quarters A Catering service A Commercial recreation facility - outdoor A Community garden A Crop production and processing A General retail - 15,000 sf or less A Grazing A Greenhouse/plant nursery, commercial A Library, museums (Heritage Learning Center)A Liquor store/alcohol sales A 17.11, 17.100.180 Outdoor/BBQ/grill, accessory to restaurant A Outdoor/temporary/seasonal sales A 17.08.020 Parking facility - temporary A Produce Stand A Public assembly facility A Farm to Table Restaurant A ARC3-32 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-27 Plan View Illustrative of Agricultural Heritage Facilities and Learning Center Site Market and Farm Stand Concept 0 30 60 120 SCALE: 1:60 (On 11x17 sheet)ILLUSTRATIVE AGRICULTURE HERITAGE CENTERSAN LUIS RANCH MAY 3, 2017 #1014024 APPROX. 45 SPACES HISTORIC HOUSE OUTDOOR SEATING VIEWING BARN BUS STOP BUS STOP DG DG ALL PURPOSE BARN WHITE BARN FARMSTAND Table 3-10 Agriculture (AG) Development Standards Development Standards USE Zone AG Allowable Uses See Table 3-9 DEVELOPMENT POTENTIAL Learning Center 3,000 sf maximum Market/Farm Stand 3,000 sf maximum Ag Processing Center 10,000 sf maximum Food Services 5,000 sf maximum Ag Accessory Structures 10,000 sf maximum with no structure greater than 1,500 sf BUILDING HEIGHT Building Height 35’ maximum; Historical structures may exceed height limit up to 45’ maximum. SETBACKS Street Front 20’ minimum Side 10’ minimum Rear 20’ minimum OTHER Automobile Parking 1 space per 500 sf Bicycle Parking See SLOMC Section 17.16.060 Landscaping Landscape plantings shall be comprised of native, drought tolerant, and/or edible plant varietals. Lighting All lighting shall be downward focused except for ambient string-style patio lights. Signs See Table 3.11 Fences/Walls/Hedges See SLOMC Section 17.16.050 Architecture Shall conform with design guidelines in Section 3.7.3 herein ARC3-33 Attachment 2 3-28 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3.6 Sign and Monument Development Standards The following standards shall be used in conjunction with Chapter 15.40 - Sign Regulations of the San Luis Obispo Municipal Code. Where conflict occurs, the standards herein shall prevail. Where silent, the Municipal Code shall be used. The standards below will be used to develop specific sign programs for different project components as they move forward through the City’s architectural review process. All sign programs will require the review and approval of the City’s Architectural Review Commission (ARC). Signs requiring ARC approval are noted in Table 3-11. Table 3-11 Sign and Monument Development Standards Sign and Monument Development Standards Sign Type Max Quantity Max sf Max Height General Location Lighting Standards RESIDENTIAL (NG-10, NG-23, NG-30) Subdivision Entry Monument 1 per street frontage 20 sf As approved by the ARC Shall be located in a landscaped planter typically at the neighborhood entrance. Illumination is not permitted except for external directed and shielded lights. Wall Sign Directory Sign 1 each per street frontage 20 sf NA Wall Signs shall be located over building entrances. Illumination is not permitted except for directory signs. Directory Signs shall be consistent with Section 15.40.430 of the Municipal Code. Address Address signs shall comply with Article 901.4.4 of the 1997 Uniform Fire Code COMMERCIAL (NC) Monument 1 per street frontage 24 sf 6 Shall be located in a landscaped planter. May be located in required street front setback. External or halo lighting is preferred. Internally illuminated signs shall have a dark background with light lettering. Fixtures shall be selected that do not allow light or glare to shine onto any public right-of-way or adjoining property. Wall Sign, Awning Sign, Window Sign, Projecting Sign, Hanging Sign Single Buildings shall be permitted up to 4 signs. Multiple tenant buildings are limited to 2 signs per tenant. 200 sf total for primary anchor tenants with no sign permitted larger than 100 sf. All other tenants - 50 sf. total for all signs. NA Shall be consistent with Section 15.40.470 of the Municipal Code. Shall be consistent with Section 15.40.430 of the Municipal Code. Shopping Center Sign (center name and major ten- ants only) 1 per street frontage Subject to approval of ARC. 16 Shall be consistent with Section 15.40.430 of the Municipal Code. Pylon/Pole 1 per center 72 sf 16 Shall be located outside of required setbacks. Shall be consistent with Section 15.40.430 of the Municipal Code. ARC3-34 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-1 3.1 Introduction This chapter sets forth general provisions for development within the San Luis Ranch Specific Plan Area and details zoning, allowable land uses, development standards, and design guidelines. While the San Luis Obispo General Plan is the primary guide for growth and development, this Specific Plan focuses on the San Luis Ranch Specific Plan Area in greater detail by organizing land use and residential development products within customized zoning designations. The intent is to establish a regulating document that implements the “Core 4” values identified within Section 1.2 that includes providing diverse housing opportunities, creating a multi modal community, maintaining and promoting San Luis Obispo’s agricultural heritage, and providing open space and recreation areas. Using This Chapter The Specific Plan area is organized into 5 unique zones. These include Neighborhood General 10 (NG- 10), Neighborhood General 23 (NG-23), Neighborhood General 30 (NG-30), Neighborhood Commercial (NC), Open Space (OS), and Agriculture (AG). Parks are integrated into the various residential zones. Each of these zones is highly interconnected with pedestrian connections, trails, bridges, a fitness loop, and sidewalks (see Page 3-4 and Chapter 6). Table 3-1 describes the general vision for each zone in greater detail. Zone boundaries were determined based upon protection of approximately 50% of the Specific Plan area as agriculture and open space, incorporation of Prefumo Creek as an open space trail amenity, the desire to locate higher density residential within walking distance to commercial areas; and maximizing commercial visibility along Highway 101 while buffering internal residential uses. Zone Designations Customized zone designations are provided to implement the land uses identified in Chapter 2. Zone designations included herein supersede the City’s zoning ordinance (Title 17) except where the Specific Plan is silent. In such cases, existing City zoning standards apply. Each zone designation includes a summary of allowable uses and development standards. Allowable uses within each zone have been customized to ensure compatibility. In addition, Neighborhood General (NG)zones incorporate unique residential product types with tailored development standards. The uses shown in each table as Allowed (A) are acceptable anywhere in the zone in which they are located. They will not require special conditions when developed in accordance with this Specific Plan. Several 3 NEIGHBORHOOD FORM NEIGHBORHOOD FORM GOALS Provide complete guidance on the land use provisions that will guide future development within the Plan area. Offer a diverse mix of housing types that are in keeping with the City’s Housing Element and affordable and workforce housing goals. Develop a land use classification system that clearly identifies uses allowed in each subarea and provides for an overall mix of uses. Establish detailed development standards for the Plan Area as a whole, and within each subarea, organized in tables and graphically illustrated wherever possible. Provide a detailed set of design guidelines that establish the expected level of design while still allowing for flexibility and innovation. ARC3-35 Attachment 2 3-2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft uses are shown as either “D” or “PC” as a result of potentially incompatible characteristics. “D” or Director’s Administrative Use Permit requires the applicant to submit documents to the City as prescribed by the Director. These documents may include site plans, written descriptions of activities to be conducted, and/or technical studies of site characteristics. The Director will review the project to ensure the project is properly located with respect to its effects on surrounding properties. Uses that require Planning Commission Use Permit are indicated “PC.” Planning Commission Use Permit uses may require special conditions to make them acceptable at particular locations. This may be because of their hours of operation or their potential nuisance aspects such as litter, light, odors, glare, or noise. Uses that are conditionally permitted must submit a Planning Commission Use Permit application to the City. This application is obtainable from the Community Development Department or the City’s website. Planning Commission Use Permits are subject to public review and therefore require a Planning Commission hearing. Uses not identified within one of the zoning designation allowable use tables in this chapter are not permitted within the San Luis Ranch Specific Plan area. Development Standards Development standards constitute the constraints for a project’s building envelope in which new construction is permitted. This approach provides guidance for the built environment while allowing both certainty and flexibility to the built environment. Development standards typically include the words “shall,” “minimum,” “maximum,” “must,” “required,” or “will.” Design Guidelines Design guidelines are also provided to shape development of the built environment consistent with the Core 4 values in Chapter 1 and are intended to serve as a guide for developers, architects, and designers when preparing development plans. These design guidelines are consistent with the City of San Luis Obispo Design Guidelines and include supplemental guidelines to enforce the Core 4 values and character intended for the Specific Plan area. Flexibility in interpretation of the design guidelines is permitted as long as the intent is followed. Design guidelines typically include the word “should.” Figure 3.1 Zoning Map Neighborhood General - 10 Neighborhood General - 23 Neighborhood General - 30 Neighborhood Commercial Open Space Agriculture ARC3-36 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-3 Table 3-1 Specific Plan Zones Neighborhood General 10 (NG-10) This zone allows for detached single family residential units with the majority of lots averaging 3,200 sf. Residential products envisioned for this zone are small version Traditional Single Family style. Neighborhood General 23 (NG-23) This zone allows for detached single family residential units on lots averaging 2,400 to 3,000 sf. Residential products envisioned for this zone include Small-Lot Front Loaded and Small-Lot Alley Loaded. These products will provide a wide variety of home diversity and the density will support workforce housing needs. Neighborhood General 30 (NG-30) This zone allows for attached and detached units on lots as small as 1,000 sf to lot sizes that can accommodate multi-family residential structures. Residential products envisioned for this zone include Detached Townhomes, Attached Townhomes, and Multi-Family structures such as apartments or condos. Neighborhood Commercial (NC) This zone allows commercial development intended to serve neighborhood residents as well as visitors. Table 3-6 includes a wide variety of allowable uses. The vision for this zone is to include a blend of retail, office, medical office, hotel, and horizontal mixed-use buildings with a focus on connectivity to surrounding residential, agriculture, and open space uses. Open Space (OS) The primary intent of this zone is to provide areas for active and passive recreation that connect to community and neighborhood parks, pedestrian paths, and habitat restoration areas. This zone accommodates trails, paths, playground equipment, and limited structures necessary to support the specific uses. Agriculture (AG) The primary intent of this zone is to preserve and maintain agriculture uses consistent with the San Luis Obispo General Plan, as well as integrate agricultural history into the community. Physical development should promote the Specific Plan area’s agricultural uses, including heritage, learning center, and production facilities. CORE 4 (see Section 1.2) CORE 4 (see Section 1.2) CORE 4 (see Section 1.2) CORE 4 (see Section 1.2) CORE 4 (see Section 1.2) ARC3-37 Attachment 2 3-4 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Traditional Single Family Concept Open Spaces and Pedestrian Path Connectivity Transit Stop Bridge Connection Fitness Loop Commercial Connections Heritage Center Connection Connections to Hotel Pedestrian Connection Pedestrian Connection To Fitness Loop Connections To Parks/OS Sidewalk Connection Community Gardens Park Connection Highway 101 Overpass Froom Ranch Way Bridge Park Connection ARC3-38 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-5 3.2 Residential Zones Customized residential zoning districts have been created for the San Luis Ranch Specific Plan area in order to encourage unique, flexible product types intended for workforce housing. Workforce housing is challenging to achieve within the City’s current zoning framework. As such, three unique designations were created; NG-10, NG- 23, and NG-30 (Figure 3.2). This provides a variety of residential products such as traditional single-family, small-lot front loaded, small-lot alley loaded, detached townhomes, attached townhomes, and multifamily units, many of which are marketable as workforce housing, which allows for a distinctive neighborhood, to avoid large tract feel. Affordable housing will also be provided and is described further in Chapter 5. The intent is to establish regulating standards that implement the Core 4 values by providing a diverse range of residential opportunities, to enhance the envisioned architectural quality, and to improve the overall identity of the Specific Plan area. Within the various residential zone designations, the provision of a neighborhood park, pocket parks, and paths should be integrated into the design to encourage a series of connected green spaces for residents and visitors to enjoy. 3.2.1. Residential Allowable Uses and Development Standards Table 3-2 identifies the permitted uses within each zone designation. Table 3-3 includes development standards for each of the proposed residential product types described above. Neighborhood General - 23 Neighborhood General - 10 Figure 3.2 Residential Zoning Designations ARC3-39 Attachment 2 3-6 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft D = Director’s Use Permit approval required PC = Planning Commission Use Permit approval required, A = Allowed by right Table 3-2 Residential Allowable Uses Neighborhood General - 10 (NG-10) and Neighborhood General - 23 (NG-23) USE PERMIT REQUIREMENTS USE REGULATION Caretaker quarters A Community Gardens D Day care - Family day care home (small/large)A 17.08.100 Home occupation Home Occ Permit 17.08.090 Mobile home as temporary residence at building site A Outdoor/temporary/seasonal sales A Park, playground A Secondary dwelling units A 17.21, refer to Table 3-4 Small-Lot Alley Loaded dwelling A refer to Table 3-3 Small-Lot Front Loaded dwelling A refer to Table 3-3 Traditional Single Family dwelling A refer to Table 3-3 Transit stop A Neighborhood General - 30 (NG-30) USE PERMIT REQUIREMENTS USE REGULATION Attached Townhome dwelling A refer to Table 3-3 Caretaker quarters A Club, lodge, private meeting hall D Cluster Cottages A Community Center A Community Gardens D Day care - Family day care home (small/large)A Detached Townhome dwelling A Fitness/health facility D Home occupation Home Occ Permit 17.08.090 Live/work unit A 17.08.130 Mobile home as temporary residence at building site A Multi-Family dwelling A refer to Table 3-3 Outdoor/temporary/seasonal sales A Park, playground A Parking facility D Senior citizen housing development D Single Room Occupancy (SRO)A refer to Table 3-5 Transit stop A ARC3-40 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-7 1 Definition of 2.5 stories = 2 story unit with habitable attic 2 Planned Development (PD) allows for flexibility in the application of zoning standards for the proposed development. PD’s shall comply with SLOMC Section 17.62. 3 A maximum of 2/3 of the structure shall be at the rear yard minimum setback with the remaining 1/3 setback an additional 5’ minimum 4 See page 3-10 - 3-13 for residential product concepts Table 3-3 Residential Development Standards Development Standards Traditional Single Family 4 Small Lot Front Loaded 4 Small Lot Alley Loaded 4 Detached Townhome 4 Attached Townhome 4 Multi-Family 4 Zone NG-10 NG-23 NG-23 NG-30 NG-30 NG-30 Allowable Uses See Table 3-2 See Table 3-2 See Table 3-2 See Table 3-2 See Table 3-2 See Table 3-2 LOT REQUIREMENTS Lot Area 3,200 sf minimum (Lot Area may vary up to 10% less on irregular shaped lots) 2,400 sf minimum (Lot Area may vary up to 10% less on irregular shaped lots) 2,400 sf minimum (Lot Area may vary up to 10% less on irregular shaped lots) 1,000 sf minimum 1,000 sf minimum 1,000 sf minimum Lot Width 40’ minimum (Lot Width may vary up to 10% less on irregular shaped lots) 30’ minimum (Lot Width may vary up to 10% less on irregular shaped lots) 30’ minimum 25’ minimum 20’ minimum 25’ minimum Lot Depth 80’ minimum 80’ minimum 80’ minimum 40’ minimum 40’ minimum 40’ minimum Lot Coverage 75% maximum 75% maximum 75% maximum 100% maximum (PD Req’d)2 100% maximum (PD Req’d)2 - BUILDING HEIGHT Building Height 35’ maximum. 2.5 stories maximum1 35’ maximum 2.5 stories maximum1 35’ maximum 2.5 stories maximum1 40’ maximum 3 stories maximum 40’ maximum 3 stories maximum 40’ maximum 3 stories maximum SETBACKS Street Front 10’ minimum 10’ minimum 10’ minimum 5’ minimum 5’ minimum 5’ minimum Porch, Portico, Terrace, Patio 8’ minimum. Minimum porch dimension shall be six (6) feet. 8’ minimum. Minimum porch dimension shall be six (6) feet. 8’ minimum. Minimum porch dimension shall be six (6) feet. 5’ minimum. Minimum porch dimension shall be six (6) feet. 5’ minimum. Minimum porch dimension shall be six (6) feet. 5’ minimum. Minimum porch dimension shall be six (6) feet. Garage Interior Lot 20’ minimum with 18.5’ minimum exception at irregular lots; if recessed garage, 0’ minimum side yard setback and 5’ minimum rear setback. 20’ minimum with 18.5’ minimum exception at irregular lots; ---- Garage - Alley Loaded --3’ minimum to side; 3’ minimum to side street; 4’ minimum to rear - Side Interior Lot 0’ minimum. Detached buildings are subject to building code separation requirements.-- Street Side Corner Lot 5’ minimum 5’ minimum 5’ minimum 10’ minimum 10’ minimum - Rear 10’ minimum3 10’ minimum3 3’ minimum --- ARC3-41 Attachment 2 3-8 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Table 3-3 Residential Development Standards, cont. Development Standards Traditional Single Family Small Lot Front Loaded Small Lot Alley Loaded Detached Townhome Attached Townhome Multi-Family OTHER Automobile Parking 2 spaces per unit. At least one parking space shall be covered. 1 space per unit. 0.25 guest space per unit. Required residential parking shall not be visible from a public street. Bicycle Parking See SLOMC Section 17.16.060. Shall be provided within garage.See SLOMC Section 17.16.060. Landscape Street setback area shall be landscaped prior to occupancy. One 15 gallon (minimum) production tree shall be planted per unit. Turf is prohibited within the street yard area.- Private Yard/ Outdoor Space At least one (1) private side or rear yard shall be provided at a minimum of 125 sf with a minimum dimension of 8’. At least one (1) private side or rear yard shall be provided at a minimum of 125 sf with a minimum dimension of 8’. At least one (1) private side or rear yard, porch, or balcony shall be provided at a minimum of 100 sf with a minimum dimension of 8’. A minimum of 100 sf of private yard/ outdoor space shall be provided for first floor units. A minimum of 50 sf of private yard/ outdoor space shall be provided for upper floor units. Community Open Space ----- A minimum of 100 sf of community open space shall be provided per unit. Exterior Lighting All lighting shall be downward focused except for ambient string-style patio lights. Fences/ Walls/ Hedges Per SLOMC Section 17.16.050. Flag Lot Driveway width 12’ minimum, 3’ side yard setback ----- Signs See Table 3-11 herein. Architecture Shall conform with Design Guidelines found in Section 3.7.2 herein. Shall conform with the City of San Luis Obispo Community Design Guidelines. Design guidelines provided herein shall supersede. Second Dwelling Unit See Table 3-4 See Table 3-4 See Table 3-4 - Single Room Occupancy See Table 3-4 ARC3-42 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-9 Table 3-5 Single Room Occupancy Development Standards Development Standards DEFINITION Single Room Occupancy means a one-room dwelling unit with not more than 450 square feet of gross floor area, designed for occupancy by not more than two people. LOT STANDARDS Area Single Room Occupancy area between 200 and 250 square feet per unit OTHER Reference Table 3-3: Residential Development Standards for Land Use, Lot Requirements, Building height, and Setback standards Automobile Parking One off-street uncovered parking space required per unit or storage for 2 bicycles. Tandem parking may be provided to allow one parking space in the driveway. Table 3-4 Second Dwelling Unit Development Standards Development Standards SECOND DWELLING UNIT (SDU) DEFINITION An attached or detached dwelling unit which provides complete independent living facilities for one or more persons. Includes permanent provisions for living, sleeping, eating, cooking and sanitation on the same parcel as the primary unit is sited. LOT STANDARDS Maximum one SDU per lot Area 200 to 450 square feet The landowner must reside on the lot UNIT STANDARDS The SDU shall contain a dedicated kitchenette and bathroom The SDU must have a dedicated entrance separate from the main dwelling A secondary dwelling unit may be attached, detached, or located within the living area of the primary unit on the lot ARCHITECTURE Secondary dwelling units should be architecturally and functionally compatible with the primary residence BUILDING HEIGHT The height of second units should be consistent with surrounding residential structures. SETBACKS The SDU shall comply with required setbacks OTHER Automobile Parking One off-street uncovered parking space required per unit or storage for 2 bicycles. Tandem parking may be provided to allow one parking space in the driveway. SDU cannot be sold or financed separately from the main dwelling ARC3-43 Attachment 2 3-10 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Detached Townhome (NG-30)Small Lot Front Loaded (NG-23) Multi-family (NG-30)Attached Townhome (NG-30)Secondary Dwelling Unit Small Lot Alley Loaded (NG-23) Traditional Single Family (NG-10) ARC3-44 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-11 Traditional Detached Single Family Concept Traditional Detached Single Family Concept (NG-10) - 40’ Wide Lot Site Plan Concept 3’ tall front yard fencing Sidewalk Front loaded garage entry, with 20’ setback Front porch entry area, 8’ street setback 10’ min. rear yard 5’ min. street side setback corner lot 0’ min. side yard setback, interior lot (3’ shown) Side yard patio opportunities 10’ min. street front building setback 6’ tall rear yard privacy fencing Street parking ARC3-45 Attachment 2 3-12 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Small Lot Front Loaded Concept Small Lot Front Loaded Concept (NG-23) - 30’ Wide Lot Site Plan, 80’ Lot 3’ tall front yard fencing Sidewalk Front loaded garage entry, with 20’ setback Front porch entry area, 8’ street setback 10’ min. rear yard 5’ min. street side setback corner lot 0’ min. side yard setback, interior lot (3’ shown) Side yard patio opportunities 10’ min. street front building setback 6’ tall rear yard privacy fencing street parking ARC3-46 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-13 Small Lot Alley Loaded Concept Small Lot Alley Loaded Concept (NG-23) - 30’ Wide Lot Site Plan with Loaded Alley (80’ lot depth includes to centerline of alley) 3’ tall front yard fencing Sidewalk Front porch entry area, 8’ street setback Alley loaded garage, 4’ min. setback 5’ min. street side setback corner lot 0’ min. side yard setback, interior lot (3’ shown) Side yard patio opportunities 10’ min. street front building setback Street parking ARC3-47 Attachment 2 This Page Left Intentionally Blank ARC3-48 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-15 3.3 Neighborhood Commercial Zone (NC) One commercial zone designation is provided within the Specific Plan area. This designation is intended for uses such as restaurants, retail, office, hotel, transit stop, and other complementary land uses. The NC designated area is located next to an existing shopping center across Dalidio Drive, however new commercial development is intended to be appropriately incorporated into the neighborhood context. See concept on Page 3-20. This location keeps proposed commercial next to existing commercial and within Airport Land Use Commission (ALUC) Protection Zone. 3.3.1 Commercial Allowable Uses and Development Standards Table 3-6 identifies the allowable land uses within the Specific Plan area. Table 3-7 includes development standards to guide development of commercial, office, and hotel (NC) designated areas. Neighborhood Commercial Figure 3.3 Neighborhood Commercial Zoning Designation ARC3-49 Attachment 2 3-16 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Table 3-6 Neighborhood Commercial (NC) Allowable Uses Neighborhood Commercial - (NC) USE PERMIT REQUIREMENTS USE REGULATION Antennas and telecommunications facilities D 17.16.120 Bar/tavern D Bed and Breakfast inn A Building and landscape materials, sales, indoor/ outdoor D Caretaker quarters A Catering service D Club, lodge, private meeting hall A Commercial recreation facility - Indoor A 17.08.060 Commercial recreation facility - Outdoor D Community Gardens D Copying and quick printer service A Convenience store A 17.08.095 Day care - Day care center (child/adult)A 17.08.100 Day care - Family day care home (small/large)A 17.08.100 Educational conference D 17.08.010(c)(6) Extended hour retail D Fitness/health facility A General retail - less than 20,000 sf D General retail - more than 20,000 sf PC Home occupation Home Occ Permit 17.08.090 Hotel, motel A Library, museum D Library, branch facility D Liquor store/alcohol sales D 17.11, 17.100.180 Live/work units A 17.08.130 Medical service - doctor office A Medical service - clinic, laboratory, urgent care A Mobile home as temporary residence at building site A Multi-family dwelling A 17.22.010(G) Night club PC 17.95 Outdoor/temporary/ seasonal sales A 17.08.020 Park, playground A Parking facility D (3) Parking facility - multilevel D (3)17.95 Parking facility - temporary D Personal services A Personal services - restricted PC Produce stand A Public assembly facility D Public safety facilities A ARC3-50 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-17 Notes: 1. Safe parking is only allowed to a public assembly use, such as a club, lodge, private meeting hall, or religious facility. Safe parking is prohibited on properties where residential uses are the primary use. 2. Behind ground floor use only. Allowed as a ground floor use with Administrative Use Permit. 3. Parking as a Principal Use. Use permit approval may include deviations to otherwise applicable setback requirements and building height limits. A multi-level parking facility will require the approval of a use permit by the planning commission. * 1 building under 20,000 sf can be approved by the Director. More than 1 building or any building over 20,000 sf shall be approved by the PC. D = Director’s Use Permit approval required PC = Planning Commission Use Permit approval required A = Allowed by right Table 3-6 Neighborhood Commercial (NC) Allowable Uses, cont. USE PERMIT REQUIREMENTS USE REGULATION Recreational vehicle (RV) park accessory to hotel, motel PC Recycling facilities - small collection facility D Religious facility PC Residential care facilities - 7 or more residents PC Residential mixed-use A Where not in conflict with ALUC Residential support services A (2) Rest Home PC Restaurant A Safe parking (1)PC 17.08.115 School - Specialized education/training D Service station D 18.08.030 Social services organization A Special Event D 17.08.010 Sports and active recreation facility PC Studio - Art, dance, martial arts, music, etc.A Theater D 17.95 Transit stop A Vehicle services - car wash D Veterinary clinic/hospital, boarding, small animal indoor A Wine/cider/beer tasting room or distillation facility D ARC3-51 Attachment 2 3-18 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Table 3-7 Neighborhood Commercial Zone Development Standards Development Standards Zone NC Allowable Uses See Table 3-6 LOT REQUIREMENTS Lot Coverage 80% maximum BUILDING ORIENTATION Orientation Buildings shall be oriented toward the street. BUILDING HEIGHT Building Height 20’ minimum; 50’ maximum SETBACKS Street Front 5’ minimum Side Interior Lot 0’ minimum Street Side Corner Lot 0’ minimum Parking 15’ minimum (Setback shall be landscaped when located adjacent to public street.) Rear 10’ minimum; 25’ minimum when adjacent to residential uses. OTHER Automobile Parking A. Retail Sales (all types) 1 space per 500 sf B. Grocery, specialty food: 1 space per 500 sf C. Bar/Tavern: see SLOMC Section 17.16.060 Table 6 D. Office: 1 space per 400 sf E. Hotel: 1 space per room; 1 space per manager quarters F. Multi-family: 1 space per unit Guest Parking: 0.25 space per unit Bicycle Parking See SLOMC Section 17.16.060 Landscaping 20% minimum lot area. Up to 1/3 of the required landscape area may be hardscape or plaza. Parking is not permitted within this area. 10% of landscape requirement can be met through use of pervious paving. A minimum 6’ wide landscape area as measured perpendicularly from the building shall be provided around the perimeter of the building where visible from a public street. Loading zones, building entrances, and street setbacks areas excluded. A minimum 10’ landscape buffer shall be provided adjacent to residential uses. Architectural Lighting All upward-aimed light shall be fully shielded, fully confined from projecting into the sky by eaves, roofs, or overhangs, and mounted as flush to a wall as possible. Building facade lighting shall be fully shielded, aimed downward, and mounted as flush to a wall as possible. Signs See Table 3.11 Fences/Walls/Hedges See SLOMC Section 17.16.050 Building Facades A. No building facade visible from a public street shall extend more than 30’ in length without a 2’ minimum variation in the wall plane. B. Buildings shall be designed to meet the intent of the design guidelines in Section 3.7.2. Architecture Shall conform with Design Guidelines found in Section 3.7.2 herein. Shall conform with the City of San Luis Obispo Community Design Guidelines. Design guidelines provided herein shall supersede. Transit Center A transit hub containing benches, covered awnings, and signage designed in the architectural style of adjacent buildings shall be provided along the Commercial project frontage near the Dalidio Road and Froom Ranch Way intersection. Applicant shall coordinate with SLO Transit and SLORTA for final placement and design detailing. ARC3-52 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-19 Commercial Concept 1014024 - MAY 22, 2015 SAN LUIS RANCH OFFICE CONCEPT Office Concept ARC3-53 Attachment 2 3-20 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft SAN LUIS RANCH NEIGHBORHOOD COMMERCIAL May 24, 2017 A1 6’ 10 ’ Y A R D SE T B A C K SI D E W A L K PA R K I N G COMMUNITY GARDEN AND WALKING PATHPA R K I N G TR A V E L LA N E S SI D E W A L K SI D E W A L K PARKING AND COMMERCIAL VEHICLE ACCESS NEIGHBORHOOD COMMERCIAL BUILDING NEIGHBORHOOD COMMERCIAL BUILDING & PLAZA SINGLE FAMILY HOME BUILDING ENVELOPE SINGLE FAMILY HOME 60’6’ 7’20’7’6’6’25’10’42’10’ 10 ’ SE T B A C K SI D E W A L K Scale: 1 :20 (on 24x36 sheet) 0 10 20 40 SAN LUIS RANCH NEIGHBORHOOD COMMERCIAL May 24, 2017 A1 6’ 10 ’ Y A R D SE T B A C K SI D E W A L K PA R K I N G COMMUNITY GARDEN AND WALKING PATHPA R K I N G TR A V E L LA N E S SI D E W A L K SI D E W A L K PARKING AND COMMERCIAL VEHICLE ACCESS NEIGHBORHOOD COMMERCIAL BUILDING NEIGHBORHOOD COMMERCIAL BUILDING & PLAZA SINGLE FAMILY HOME BUILDING ENVELOPE SINGLE FAMILY HOME 60’6’ 7’20’7’6’6’25’10’42’10’ 10 ’ SE T B A C K SI D E W A L K Scale: 1 :20 (on 24x36 sheet) 0 10 20 40 Concept of Commercial Adjacent to Residential Section Showing Relationship of Residential Adjacent to Commercial Single Family Home Community Garden and Walking Path Neighborhood Commercial Parking and Commercial Vehicle Access ARC3-54 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-21 SAN LUIS RANCH NEIGHBORHOOD COMMERCIAL May 24, 2017 A1 6’ 10 ’ Y A R D SE T B A C K SI D E W A L K PA R K I N G COMMUNITY GARDEN AND WALKING PATHPA R K I N G TR A V E L LA N E S SI D E W A L K SI D E W A L K PARKING AND COMMERCIAL VEHICLE ACCESS NEIGHBORHOOD COMMERCIAL BUILDING NEIGHBORHOOD COMMERCIAL BUILDING & PLAZA SINGLE FAMILY HOME BUILDING ENVELOPE SINGLE FAMILY HOME 60’6’ 7’20’7’6’6’25’10’42’10’ 10 ’ SE T B A C K SI D E W A L K Scale: 1 :20 (on 24x36 sheet) 0 10 20 40 SAN LUIS RANCH NEIGHBORHOOD COMMERCIAL May 24, 2017 A1 6’ 10 ’ Y A R D SE T B A C K SI D E W A L K PA R K I N G COMMUNITY GARDEN AND WALKING PATHPA R K I N G TR A V E L LA N E S SI D E W A L K SI D E W A L K PARKING AND COMMERCIAL VEHICLE ACCESS NEIGHBORHOOD COMMERCIAL BUILDING NEIGHBORHOOD COMMERCIAL BUILDING & PLAZA SINGLE FAMILY HOME BUILDING ENVELOPE SINGLE FAMILY HOME 60’6’ 7’20’7’6’6’25’10’42’10’ 10 ’ SE T B A C K SI D E W A L K Scale: 1 :20 (on 24x36 sheet) 0 10 20 40 Concept of Commercial Adjacent to Residential Single Family Home Neighborhood Commercial Neighborhood Commercial and Plaza Park ARC3-55 Attachment 2 3-22 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Hotel Concept ARC3-56 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-23 Open Space Figure 3.4 Open Space (OS) Zone Map 3.4 Open Space Zone (OS) The Open Space zone designation (OS) allows for the provision of active and passive recreation opportunities for use and enjoyment of all residents and visitors. This is consistent with the Core 4 value of providing open space and recreation areas. The open space area should connect to adjacent residential neighborhoods and pocket parks through a series of natural surface trails lined with agricultural themed fencing, edible plant species, and community gardens. The open space and trails create an integrated community tying everything together. Refer to Chapter 6 for circulation and connectivity figures. 3.4.1 Open Space Allowable Uses and Development Standards Table 3-8 identifies the allowable land uses within the Specific Plan area. Development standards have not been crafted for the OS designation. It is expected that development of structures in conjunction with open space facilities such as restrooms would be subject to ARC and PC approval as part of a larger development program. ARC3-57 Attachment 2 3-24 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft D = Director’s Use Permit approval required PC = Planning Commission Use Permit approval required A = Allowed by right Table 3-8 Open Space (OS) Allowable Uses Open Space (OS) USE PERMIT REQUIREMENTS USE REGULATION Community gardens A Park, playground A Special event D 17.08.010 Sports and active recreation facility PC Outdoor/temporary/seasonal sales A Transit stop A Trails A Open Space Concept Creek and Trail Concept ARC3-58 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-25 3.5 Agriculture Zone (AG) The Agricultural Zone designation (AG) allows for a variety of uses that support viable farming operations as well as educational/sales opportunities for locally grown products. This is consistent with the Core 4 value to maintain and promote San Luis Obispo’s agricultural heritage. The agriculture area should connect to adjacent residential neighborhoods and parks through a series of natural surface pathways lined with split rail fencing and edible plant species. 3.5.1. Agriculture Development Standards Table 3-9 identifies the allowable land uses within the Specific Plan area. Table 3-10 includes development standards to guide utilization and operation of agriculture lands. Figure 3.5 Agriculture (AG) Zone Map Agricultural Heritage Facility and Learning Center Concept ARC3-59 Attachment 2 3-26 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft D = Director’s Use Permit approval required PC = Planning Commission Use Permit approval required A = Allowed by right Table 3-9 Agriculture (AG) Allowable Uses Agricultural (AG) Allowed Uses USE PERMIT REQUIREMENTS USE REGULATION Agricultural events A Agricultural heritage and learning center A Section 3.7.3 Agricultural retail sales A Animal keeping A Beer/Wine/Spirits production facility A Caretaker quarters A Catering service A Commercial recreation facility - outdoor A Community garden A Crop production and processing A General retail - 15,000 sf or less A Grazing A Greenhouse/plant nursery, commercial A Library, museums (Heritage Learning Center)A Liquor store/alcohol sales A 17.11, 17.100.180 Outdoor/BBQ/grill, accessory to restaurant A Outdoor/temporary/seasonal sales A 17.08.020 Parking facility - temporary A Produce Stand A Public assembly facility A Farm to Table Restaurant A ARC3-60 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-27 Plan View Illustrative of Agricultural Heritage Facilities and Learning Center Site Market and Farm Stand Concept 0 30 60 120 SCALE: 1:60 (On 11x17 sheet)ILLUSTRATIVE AGRICULTURE HERITAGE CENTERSAN LUIS RANCH MAY 3, 2017 #1014024 APPROX. 45 SPACES HISTORIC HOUSE OUTDOOR SEATING VIEWING BARN BUS STOP BUS STOP DG DG ALL PURPOSE BARN WHITE BARN FARMSTAND Table 3-10 Agriculture (AG) Development Standards Development Standards USE Zone AG Allowable Uses See Table 3-9 DEVELOPMENT POTENTIAL Learning Center 3,000 sf maximum Market/Farm Stand 3,000 sf maximum Ag Processing Center 10,000 sf maximum Food Services 5,000 sf maximum Ag Accessory Structures 10,000 sf maximum with no structure greater than 1,500 sf BUILDING HEIGHT Building Height 35’ maximum; Historical structures may exceed height limit up to 45’ maximum. SETBACKS Street Front 20’ minimum Side 10’ minimum Rear 20’ minimum OTHER Automobile Parking 1 space per 500 sf Bicycle Parking See SLOMC Section 17.16.060 Landscaping Landscape plantings shall be comprised of native, drought tolerant, and/or edible plant varietals. Lighting All lighting shall be downward focused except for ambient string-style patio lights. Signs See Table 3.11 Fences/Walls/Hedges See SLOMC Section 17.16.050 Architecture Shall conform with design guidelines in Section 3.7.3 herein ARC3-61 Attachment 2 3-28 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3.6 Sign and Monument Development Standards The following standards shall be used in conjunction with Chapter 15.40 - Sign Regulations of the San Luis Obispo Municipal Code. Where conflict occurs, the standards herein shall prevail. Where silent, the Municipal Code shall be used. The standards below will be used to develop specific sign programs for different project components as they move forward through the City’s architectural review process. All sign programs will require the review and approval of the City’s Architectural Review Commission (ARC). Signs requiring ARC approval are noted in Table 3-11. Table 3-11 Sign and Monument Development Standards Sign and Monument Development Standards Sign Type Max Quantity Max sf Max Height General Location Lighting Standards RESIDENTIAL (NG-10, NG-23, NG-30) Subdivision Entry Monument 1 per street frontage 20 sf As approved by the ARC Shall be located in a landscaped planter typically at the neighborhood entrance. Illumination is not permitted except for external directed and shielded lights. Wall Sign Directory Sign 1 each per street frontage 20 sf NA Wall Signs shall be located over building entrances. Illumination is not permitted except for directory signs. Directory Signs shall be consistent with Section 15.40.430 of the Municipal Code. Address Address signs shall comply with Article 901.4.4 of the 1997 Uniform Fire Code COMMERCIAL (NC) Monument 1 per street frontage 24 sf 6 Shall be located in a landscaped planter. May be located in required street front setback. External or halo lighting is preferred. Internally illuminated signs shall have a dark background with light lettering. Fixtures shall be selected that do not allow light or glare to shine onto any public right-of-way or adjoining property. Wall Sign, Awning Sign, Window Sign, Projecting Sign, Hanging Sign Single Buildings shall be permitted up to 4 signs. Multiple tenant buildings are limited to 2 signs per tenant. 200 sf total for primary anchor tenants with no sign permitted larger than 100 sf. All other tenants - 50 sf. total for all signs. NA Shall be consistent with Section 15.40.470 of the Municipal Code. Shall be consistent with Section 15.40.430 of the Municipal Code. Shopping Center Sign (center name and major ten- ants only) 1 per street frontage Subject to approval of ARC. 16 Shall be consistent with Section 15.40.430 of the Municipal Code. Pylon/Pole 1 per center 72 sf 16 Shall be located outside of required setbacks. Shall be consistent with Section 15.40.430 of the Municipal Code. ARC3-62 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-29 Table 3-11 Sign and Monument Development Standards continued Sign and Monument Development Standards Sign Type Max Quantity Max sf Max Height General Location Lighting Standards HOTEL (NC) Monument 1 per street frontage 24 sf 6 Shall be located in a landscaped planter. May be located in required street front setback. External or halo lighting is preferred. Internally illuminated signs shall have a dark background with light lettering. Fixtures shall be selected that do not allow light or glare to shine onto any public right-of-way or adjoining property. Wall Sign "3 Additional 2 signs allowed for porte-cochere." "50 sf each. Porte-cochere sign area shall be proportion- ate with fascia." 3 Shall be consistent with Section 15.40.470 of the Municipal Code. Pylon/Pole 1 72 sf 16 Shall be located outside of required street front setback. Shall be consistent with Section 15.40.430 of the Municipal Code. PARK Monument 1 per street frontage 24 sf 4 Shall be located in a landscaped planter. External or halo lighting is preferred. Internally illuminated signs shall have a dark background with light lettering. Fixtures shall be selected that do not allow light or glare to shine onto any public right-of-way or adjoining property. AGRICULTURE/HERITAGE CENTER/OPEN SPACE (AG, OS) Monument 1 20 sf 4 Shall be located in a landscaped planter. May be located in required street front setback. Shall be consistent with Section 15.40.430 of the Municipal Code. Wall Sign, Awning Sign, Window Sign, Projecting Sign 4 50 sf each. Signs greater than 24 sf in size are subject to architectural review. 3 Shall be consistent with Section 15.40.470 of the Municipal Code. External or halo lighting is preferred. Internally illuminated signs shall have a dark background with light lettering. Fixtures shall be selected that do not allow light or glare to shine onto any public right-of-way or adjoining property. INFORMATIONAL Wayfinding/ Directional Signage 6 within the Specific Plan area 20 sf each NA NA Shall be consistent with Section 15.40.430 of the Municipal Code. TEMPORARY SALES Signage As needed 20 sf each 4 Shall be located outside of public right-of-way. Prohibited ARC3-63 Attachment 2 3-30 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Commercial monument signage Commercial monument signage Freeway commercial signage Office signage Banner/flag signage ARC3-64 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-31 3.7 San Luis Ranch Design Guidelines The purpose of these design guidelines, graphics, and pictorial examples is to ensure new development is consistent with the desired San Luis Ranch character and to provide development review bodies with direction for project evaluation. Flexibility in interpretation of theses design guidelines is permitted as long as the intent is followed. Design guidelines typically include the word “should.” These guidelines supplement the City’s existing Community Design Guidelines (2010) by including additional design guidelines that reinforce the Core 4 values for the Specific Plan area. Applicants should use both the design guidelines included herein and the City’s Community Design Guidelines when designing a project. 3.7.1. Residential Design Guidelines The following design guidelines apply to residential projects within San Luis Ranch regardless of zone designation. The majority of these design guidelines are general and apply to all development types, however a number are product specific and are described as such. Building Form a. A variety of architectural details, elevations, and setbacks create visual interest to homes. Design of detached and attached style townhouse units should not be repeated more frequently than every fourth house. b. Architectural features such as porches, balconies, chimneys, door placement, window proportions, dormers, wood detailing, fencing, siding, and color scheme should be used to complement the overall building design, site, and neighborhood context. c. At a minimum, side and rear elevations should include architecturally authentic materials, trim around windows and doors, and appropriate terminations or transitions for material changes. d. Building facades should incorporate various setbacks and utilize different authentic materials to minimize singular wall planes. e. Designs should be oriented to incorporate a relationship between indoor and outdoor spaces. f. Articulation along alleys should create visual interest through variation in garage and building massing. g. Detached residential unit design should consider the location of windows to minimize the appearance of blank walls and to protect neighbor privacy. h. Attached residential units should be designed and detailed to correlate with neighboring single-family detached and/or attached homes. The architecture should incorporate the best features of neighboring units. Setback Variations a. In order to improve the visual quality of the streetscape, every third detached house should include a variation to the front yard setback. b. Setback variations should not be less than twenty-five percent (25%) of the standard minimum front yard setback (e.g., a front yard setback of ten [10] feet would include an offset of two-and-a-half [2.5] feet). An offset may be an increase or decrease in setback, as long as the minimum setback is met. Example of home that incorporates architectural features such as porches and siding Architectural features such as porch, wood detailing, and siding enhance this home Architectural variation improves the visual quality of the streetscape A variety of different architectural features were used on these neighboring homes ARC3-65 Attachment 2 3-32 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Privacy a. Windows adjacent to a neighboring home should be offset to prevent direct views into neighbor’s windows, with specific attention paid to second story windows that look down into first floor windows on adjacent properties. b. Balconies and decks should avoid direct sight lines to neighbor’s windows or livable outdoor areas. Balconies or decks located above the first story should be recessed or enclosed on three (3) sides. c. For detached residential units, side yard fences should be set back 10’ minimum from the front of the house or garage. Roofs a. A variety of roof planes and pitches, porches, overhangs, and accent details should be incorporated into house designs to increase the visual quality and character of a building, while reducing the bulk and size of the structure. b. Roof tiles and colors consistent with the architectural style of the house should be incorporated to enhance the diversity and character of the community. c. Roof penetrations for vents should be consolidated and located on the rear side of roof ridges whenever possible. Vents should be painted to match the roof color. d. Placement of rooftop solar panels should minimize visual impacts to public views by integrating panels into the architecture. e. Residential building heights should vary by a minimum of 10% between units to avoid a monotonous roofline along the street. Windows and Doors a. Entries should be enhanced to reflect the architectural style and details of the building. b. Windows should be articulated with accent trim, sills, kickers, shutters, window flower boxes, balconies, awnings, or trellises authentic to the architectural style of the building. c. Windows, garage windows, and doors should complement the architectural style of the building. Terraces, Patios, and Porches a. Homes located on corner lots should have terraces, patios, and/or porches that wraparound and address both the primary and secondary building frontages. Private Yard Areas a. All attached and detached units should have at least one usable private yard area. Multiple usable outdoor areas (i.e. front, side, and/or rear) are preferable and encouraged where possible. b. Private Yard Areas may include balconies, terraces, patios, roof decks, and/ or side and rear yards. c. Side yards utilized as private yard areas should be integrated into the floor plan of the house to emphasize indoor/outdoor living opportunities. Enhanced and articulated entry to reflect architectural style of the house Porch that incorporates seating area Varying roof planes, overhangs, and accent details increase visual quality Use of private patios were used to emphasize indoor /outdoor living ARC3-66 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-33 d. In order to take advantage of surrounding views, roof decks are encouraged for units where other private yard areas may be limited. e. Functional and usable outdoor porches, patios, courtyards, roof decks, and/or other areas for the use of all building residents are encouraged for multi-family buildings. Garages/Carports a. For detached, single family lots, a variety of garage setbacks should be provided along the streetscape to minimize visual impacts of garage doors and parking aprons from the street. b. Corner side street-loaded garages may be used on corner lots if the garage is located in the rear half of the lot. c. Corner, detached alley-loaded garages may be used on corner lots if the garage is consistent with the overall architectural style of the building. d. Garage doors should incorporate architectural detailing that is consistent with the overall architectural style of the building. e. Recessed garages, barn style garage doors, and massing variations should be considered to diminish the look of front loaded garage doors. f. Garages should incorporate windows, trellis, and plantings to de- emphasize the appearance of the garage door and automotive use from the street. g. For multi-family projects, parking areas should be internalized in building groups or oriented away from street frontages to minimize visual impact on the street where practical. h. Residential units should provide bicycle parking within the garage. i. Garages should provide storage for trash/recycling/green waste receptacles. j. Garages should incorporate a minimum of 30 sf for home storage. Accessory Structures a. Community accessory structures, including garages, carports, grouped mailboxes, storage and maintenance facilities, recreational facilities, picnic shelters, and outdoor shade structures, should incorporate compatible materials, scale, colors, architectural details, and roof slopes as the primary multi-family building or buildings they serve. b. Rear or end walls of detached garages and carports that face a perimeter street should be screened with landscaping and articulated through the use of trellises or attached arbors, windows, or variation in wall or roof planes. c. For multi-family projects, trash enclosure and recycling storage areas should be located in convenient areas with reduced visual prominence, such as inside parking courts or at the end of parking bays. Lighted access that meets applicable accessibility standards should be incorporated. d. Where applicable, trash cans should be located inside of garages, concealed from view, and accessible to the curb. This home includes a recessed garage that helps minimize visual impact of garage door Garage door incorporates windows and trellis to minimize appearance from street. This accessory structure uses building materials to match the project Garage entries are orientated away from street frontages to reduce visual impact ARC3-67 Attachment 2 3-34 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Landscaping a. Landscaping should be comprised of edible, drought-tolerant, or native plant and tree varietals, with a focus on agricultural landscapes. b. All landscape plans should be reviewed by a licensed landscape architect. c. A minimum 10’ landscape buffer should be provided between residential and commercial uses. d. Rainwater harvesting opportunities should be considered in residential yard areas. e. Individual cisterns and greywater systems could be incorporated for sustainable landscape irrigation purposes. Air Quality a. Project emissions should be reduced to the maximum extent possible, per mitigation measures identified in the project EIR. Noise a. Noise should be minimized as practical to reduce impacts on adjacent uses. The following mitigation measures relate to noise for the specified building types. Additional information can be found in Appendix B. • N-5(a). Interior Noise Reduction. • N-5(c). Froom Ranch Way Noise Barrier. A variety of trees and native plants are used on these homes Landscaping should be incorporated along pedestrian paths ARC3-68 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-35 3.7.2 Commercial, Office, Hotel Design Guidelines The following design guidelines apply to Commercial, Office, and Hotel development within San Luis Ranch. Site Planning and Design a. Buildings should be sited close to and oriented toward external and interior streets. Building design should incorporate pedestrian walkways, outdoor seating, and landscape areas where possible. b. Outdoor spaces should reflect careful planning and provide plaza spaces with defined edges, benches, and lighting that establish a sense of place. c. Plazas, courtyards, pocket parks, and outdoor cafes should be designed in an inviting manner that encourages pedestrian use through the incorporation of trellises, fountains, art, seating, and shade trees. d. Public art should be provided as an on-site amenity for all projects. Building Form a. 360-Degree architecture is the concept of designing a building where all sides of the building have been detailed to complement the primary street elevation in architecture, massing, and materials. Buildings should be aesthetically pleasing from all angles, especially for buildings that have high visibility. b. Roofs covering the entire building such as hips and gables, are preferred over mansard roofs. c. The appearance of several smaller buildings, rather than one large building should be applied to foster an intimate, pedestrian-friendly scale. Vertical elements such as pilasters should be used to help create bays that give the appearance of several smaller buildings. d. Vertical elements such as towers should be used to accent horizontal massing and provide visual interest, especially on corner buildings. Building Elements and Articulation a. Human scale should be created through the use of awnings, arches, walls, trellises, arbors, pergolas, and other architectural elements. These elements should be integrated into the building design to avoid the look of “tacked on” architectural features. b. Storefront windows, display cases, and other elements that provide visual interest to facades should be provided. c. Details such as wall surfaces constructed with patterns, changes in materials, building pop-outs, columns, and recessed areas should be used to create shadow patterns and depth on the wall surfaces. d. Building materials and finishes should be true/authentic to the structure’s architectural style. e. Building facades facing paseos should be articulated with detail and display windows. f. Murals, trellises, or vines should be placed on large expanses of walls at the rear or sides of buildings to soften the appearance and create visual interest. Buildings are encouraged to incorporate a mix of materials Outdoor spaces and seating encourage pedestrian use Facade is articulated with a canopy that enhances the store entrance Change in building materials, pop-outs, and columns create shadow patterns and depth ARC3-69 Attachment 2 3-36 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Commercial Plazas a. Specialized, defined, public outdoor spaces should be incorporated into the overall building and project design. These outdoor spaces should have clear, recognizable shapes that reflect careful planning and should not be a result of “leftover” areas between structures. b. Site amenities, including benches, drinking fountains, provisions for bicyclists, water features, and public art, should be utilized and should complement the project’s architectural character. c. Pedestrian links should be provided between buildings on the same site, public open spaces, and parking areas and should be visually emphasized through the use of landscaping or trellis features, lighting, walls, and/or distinctive paving. Pedestrian links should be consistent with Title 24 California Code of Regulations accessibility requirements. Sidewalk Cafes a. Sidewalk cafe areas should be screened with semi-permanent decorative screens, walls, or planters. Screens can be solid or semi-solid and should be consistent with building facade design and/or restaurant theme. b. Tables and chairs can be of varying type, but those designed for exterior use are recommended. Plastic chairs are prohibited. Tabletop sunshades, pole shades, and sunscreens are recommended. Lighting a. Lighting should be designed to provide ambiance, safety, and security without unnecessary spillover or glare onto adjacent properties. b. The quality of light, level of light as measured in foot-candles, and the type of bulb or source should be carefully addressed. Lighting levels should not be so intense as to draw attention to the flow or glare of the project site. The lighting plan should incorporate current energy-efficient fixtures and technology. c. Building light fixtures should be designed or selected to be architecturally compatible with the main structure, which should complement the theme of the surrounding area. d. Accent lighting that is downlit and focused on key architectural elements and trees can be effective and attractive; however, light sources should be screened from view. e. Pedestrian areas, paseos, sidewalks, and building entrances should be adequately lit to provide safety and security. Defined outdoor plazas enhance the pedestrian experience Public seating is used to complement the project’s character Lighting should be downward focused to protect the night sky Light fixtures are architecturally compatible to the building’s style ARC3-70 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-37 Signs a. Signs should be in scale with and in proportion to the primary building facade so that the signs do not dominate the appearance. b. Signs should reflect the type of business through design, shape, or graphic form. c. The method of attaching the sign to the building should be integrated into the overall sign design. d. Signs should not cover up windows or important architectural features. e. Where several tenants occupy the same site or building, individual wall- mounted signs should be used in combination with a monument sign identifying the development and address. f. Flush mounted signs should be positioned within architectural features such as the window panel above the storefront or flanking the doorway g. Project architect should be consulted when preparing a signage program to ensure consistency with the project architecture and character. h. Sign construction should reflect a high level of craftsmanship. Building Materials a. Building materials should consist of authentic materials commonly associated with the architectural style of the building. Highly reflective or tinted glass, imitation stone or brick, corrugated fiberglass, plastic roof tiles, and undecorated concrete block should be avoided. b. Smooth plaster finishes are preferred over rough, textured stucco. Stucco may be used in combination with other materials such as siding and brick. Stucco should be primarily used for side and back walls that are not as visible from public view; with the richer materials used on the front or to accent architectural features. Exterior Colors a. Exterior colors should be consistent with the architectural style of the building. Color schemes that involve a minimum of three (3) colors should be utilized. b. Different colors accentuating different aspects and details of the building architecture should be utilized. Except for accenting different aspects and details of a building, bright colors should be avoided. c. Certain materials, such as stone and brick, have distinct coloring in their natural state and should be thought of as an element of the color palette used. These materials should not be painted. Utilitarian Aspects of Buildings a. Outdoor storage areas, including trash and recycling, should be located to the rear or sides of a building and should be screened from public view with walls, berms, or landscaping. b. Mechanical equipment on the roof or ground, including air conditioners and heaters, should be screened from public view. Screening elements should be architecturally compatible in color, shape, size, and material with the primary building and should be carefully integrated into the overall building design. Signs reflect the type of business through design and shape This sign is constructed to reflect a high quality of craftsmanship Simple, white colors with wood accents complement the agrarian architecture Plant material is used to screen the sides this trash enclosure ARC3-71 Attachment 2 3-38 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft c. Utility service areas, such as electrical panels, should be placed within enclosures that are architecturally integrated into the building design. d. Trash enclosures and loading areas should be designed using similar materials and colors as the surrounding buildings within the project and must be screened with landscaping or wall materials and sited where least visible to the public. e. Trash enclosures should be combined among buildings where possible and should be large enough to handle the refuse generated by the users and accessible for service vehicles. f. A pedestrian entrance to the trash enclosure should be provided so the large access gates do not have to be opened as often. g. Sheet metal vents, pipe stacks, and flashing should be painted to match the adjacent roof or wall material. h. Gutters and downspouts on the exterior of the building should be decorative or designed to integrate with the building facade. i. Roof access should be provided from the interior of the building. Exterior roof access ladders should be avoided if possible. Parking Lot Design and Screening a. Parking should be located at the rear of buildings, where feasible. b. Large areas of parking should be avoided. It is preferable to create small, connected parking lots utilizing shared driveways, pedestrian connections, and landscape buffers. c. Parking lots should provide areas for bicycle and motorcycle parking and are encouraged to incorporate electrical vehicle charging stations. d. Decorative landscaping and lighting will enhance parking areas and reduce the visual impact. Shade trees and lampposts reflecting the desired architectural style of the project should be provided. e. Parking areas abutting a public sidewalk or street should provide a landscaped stop or planter that includes a combination of trees and shrubs. f. Patterns and colors should be installed in paving treatments using tile, brick, or textured concrete in order to provide clear identification of pedestrian access points into buildings and to highlight parking features. Bicycle and Pedestrian Circulation a. Development within the Commercial area of San Luis Ranch should provide bicycle parking per the City of San Luis Obispo’s standards. b. Bicycles parking should be conveniently located, but should not conflict with pedestrian or auto circulation. Parking areas can be combined and placed in locations that do not conflict with stores and pedestrian circulation. c. All buildings within the Commercial area of San Luis Ranch should provide paved access to the stores from adjacent walks along parkways and streets. This hard surface accessway shall have minimal number of conflicts with interior auto circulation and meet all accessibility codes and requirements. Plant material is used to screen this mechanical equipment from view This trash enclosure is designed to match the architectural style of the project Decorative landscaping is used to enhance this parking lot Bicycle parking is provided in a convenient place out of pedestrian’s way ARC3-72 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-39 Thematic fencing should be used to reinforce the agrarian theme Project Landscape and Hardscape a. Landscaping should be comprised of edible, production, drought-tolerant, or native plant and tree varietals. b. Trees and shrubs should be located and spaced to allow for mature and long-term growth. c. Trees should be selected based on performance basis with the objective of producing fruit, minimizing water use, providing shade, minimizing hazardous litter, minimizing root intrusion, and providing color and contrast. d. Vines and potted plants should be incorporated to provide wall, column, and post texture and color, as well as for accentuating entryways, courtyards, and sidewalks. e. Plantings should be used to screen or separate less desirable areas from public view, such as trash enclosures, parking areas, storage areas, loading areas, and public utilities. f. A minimum 10’ landscape buffer should be provided between residential and commercial uses. Screen Walls and Fences a. Where serving as a visual or noise barrier for enclosure of storage areas, open work areas, or refuse collection areas, wall and fence heights and materials should be sufficient to ensure that adjacent properties and public streets are protected from visual or noise impacts. b. Parking areas should be screen as much as possible from outside streets. This can be accomplished through the use of low walls, hedges, berms and grade changes. This screening does not need to obscure sight lines to commercial structures. c. The location and design of walls and fences should be in accordance with the City Code and should be included within the submittal. Noise a. Noise should be minimized as practical to reduce impacts on adjacent uses. The following mitigation measures relate to noise for the specified building types. Additional information can be found in Appendix B. • N-4(b). Parking Lot/Loading Dock Orientation and Noise Barrier. • N-5(a). Interior Noise Reduction. • N-5(b). Residential Outdoor Activity Area Noise Attenuation. • N-5(d). U.S. Highway 101 Noise Barrier at Hotel. Edible species should be incorporated into the landscape Landscaping should include edible, native, and drought-tolerant plants Landscaping should complement, not dominate, the project’s architecture ARC3-73 Attachment 2 3-40 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3.7.3. Agricultural Heritage Facilities and Learning Center Design Guidelines The following design guidelines apply to the Agricultural Heritage Facilities and Learning Center within San Luis Ranch. Site Planning and Design a. Site design should consider the highly visible character of this site and place loading/delivery/back of house uses in various inconspicuous locations. b. Buildings should be aesthetically pleasing from all angles, especially for buildings that have high visibility from Highway 101. c. Site design should incorporate pedestrian walkways, outdoor seating, and landscape areas. d. Outdoor spaces should reflect careful planning and provide plaza spaces with defined edges, benches, and lighting that establish a sense of place. e. Building forms, materials, and finishes should reflect the agrarian heritage of the site. f. Murals, trellises, or vines should be placed on large expanses of walls at the rear or sides of buildings to soften the appearance and create visual interest. g. A series of pedestrian promenades and plazas should link the various structures placed on-site for the Agricultural Heritage Facilities and Learning Center. h. A variety of outdoor seating areas should be incorporated to encourage formal and informal on-site dining. i. Site amenities, including benches, drinking fountains, provisions for bicyclists, water features, and public art, should be utilized and should complement the project’s architectural character. j. Flexible spacing for use by food trucks, formal and informal events, live music, and other agricultural related activities should be incorporated adjacent to the planned Agricultural Heritage Facilities and Learning Center. k. Lighting should be designed to provide ambiance, safety, and security without unnecessary spillover or glare onto adjacent properties. l. Building light fixtures, such as barn style or gooseneck, should be designed or selected to be architecturally compatible with the main structures, which should complement the agrarian theme of the site. m. Signs should be in scale with and in proportion to the primary building facade so that the signs do not dominate the appearance. n. Building materials should consist of authentic materials commonly associated with the architectural style of the building. Highly reflective or tinted glass, imitation stone or brick, corrugated fiberglass, plastic roof tiles, and undecorated concrete block should be avoided. o. Exterior colors should be consistent with the architectural style of the building. Color schemes that involve a minimum of three (3) colors should be utilized. Building materials such as barn wood are consistent with character of this building Site design of highly visible areas reflects mountain viewsheds Pedestrian promenades link various uses Site amenities such as a public gardens complement the project’s character ARC3-74 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-41 p. Different colors accentuating different aspects and details of the building architecture should be utilized. Except for accenting different aspects and details of a building, bright colors should be avoided. q. Landscaping should be comprised of edible, production, drought-tolerant, or native plant and tree varietals. r. Fencing should reflect an agrarian theme with wood and metal materials. Wood fences with metal mesh (hog wire) and split rail fences are encouraged. Barbed wire fencing should not be used. s. Trees and shrubs should be located and spaced to allow for mature and long-term growth. t. Trees should be selected based on performance basis with the objective of producing fruit, minimizing water use, providing shade, minimizing hazardous litter, minimizing root intrusion, and providing color and contrast. u. Vines and potted plants should be incorporated to provide wall, column, and post texture and color, as well as for accentuating entryways, courtyards, and sidewalks. v. Plantings should be used to screen or separate less desirable areas from public view, such as trash enclosures, parking areas, storage areas, loading areas, and public utilities. Agricultural Heritage Facilities and Learning Center Concept The Agricultural Heritage Facilities and Learning Center includes a learning center, market/farm stand, agricultural processing center, food services, and agricultural accessory structures. This community and visitor serving cultural destination will provide a venue for locally grown and produced products, educational and hands-on learning opportunities, and seasonal community gathering spaces. With a major portion of the site remaining in agricultural production, agricultural operations will be supported by an appropriately scaled agricultural processing center and a limited number of accessory structures. Historic structures identified on-site will be integrated into the site plan design as part of the Agricultural Heritage Facilities and Learning Center. As directed by a qualified Historic Architect, then through a Historical Structure Relocation Plan, as specified in Mitigation Measure CR-1. Archival documentation of the historic structures on-site and informational displays of historic resources will also be completed and included in the site plan when appropriate. Caption ARC3-75 Attachment 2 This Page Left Intentionally Blank ARC3-76 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-43 REFERENCE GUIDE ARCHITECTURAL STYLE 3.8 Architectural Style Reference Guide 3.8.1. San Luis Ranch Buildings and Houses The Architectural Style Reference Guide is intended to be used as a resource for developing design strategies for residential, commercial, office, hotel, and other land uses within the San Luis Ranch Specific Plan. There are three (3) distinct architectural styles permitted within San Luis Ranch: Modern Agrarian, Craftsman, and Contemporary. Each architectural style includes design criteria for a variety of elements and the composition of that style. ARC3-77 Attachment 2 3-44 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3.8.2. Farmhouse Style Introduction Farmhouse architecture includes straightforward construction with simple, rectangular floor plans. Masonry base accents, simple massing, a clean roofline, and an open floor plan are a typical mix of style components. Details may include an entry court, multiple breezeways or open-air walkways, classic barn colors such as red, yellow, white or black, shutters, metal roofs, and limited stone accents. Style Essentials • Low pitched roofline with gabled, hipped, shed, or simple single primary roof • Decorative vented cupolas • Covered porches with square posts and brackets • Regularly placed and shaped multi-paned windows that are vertically oriented with divided lights Massing and Composition Single front gabled with steep to moderate pitch • Single front gabled roof pitch is typically 5:12. Front porch or interior bay is located under main roof or in front projection. • Cross gabled with steep to moderate pitch • Cross gabled roof pitch is typically 5:12. Front porch or interior bay is located under main roof or in front projection. Side gabled with shed roof • Side gabled roof pitch is typically 5:12. Front porch or interior bay is located under main roof or in front projection. Farmhouse style example ARC3-78 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-45 Materials Siding/Cladding • Wood or fiber cement board and batten • Wood or fiber-cement lap siding • Stucco up to 50% • Metal siding either corrugated or paneled Roofing • Standing seam metal, corrugated metal, composite shingles, or concrete tile with flat profile Windows • Single- or double-hung and casement, sliders to meet egress only • Energy-efficient wood, aluminum clad, aluminum, or vinyl • Traditional wood profiles Trim • Wood, composition board, or polyurethane Columns/Brackets • Square posts • Wood or composite Railings • Flat or profiled • Wooden top and bottom rails with square or turned pickets. Soffits and Porch Ceiling • Exposed rafters at soffits with starter board or v-groove sheathing • T&G wood, beaded plywood, exterior-grade plywood, or stucco ceiling, composite panel Gutters • Half-round, or square, galvanized metal or pre-finished metal • Fascia gutter permitted Downspouts • Rectangular or round • Galvanized metal or pre-finished metal Shutters • Raised or flat-paneled • Louvered or plank • Wood or composite material, or colored vinyl • Hinges, shutter dogs, and latches are encouraged Chimneys • Manufactured stone or brick veneer or siding to match house Front Yard Fences • Wood picket, prefinished metal, stone, masonry, or stucco finish • Vinyl picket permitted • Composite Rear Yard Fences • Cedar, redwood, or masonry with stucco finish • Vinyl and pressure-treated wood are permitted Details • Knee brackets • Exposed rafter tails Colors Siding and Trim • White, cream, or natural colors • Architecturally appropriate colors and contrasting accents Windows • White or sashes and frames to match trim color Roof Shingles • Natural shake color Gutters and Downspouts • Match color of siding/cladding or trim • Exposed metal Front Yard Fences • Wood to be white* ARC3-79 Attachment 2 3-46 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3.8.3. Craftsman Style Introduction Craftsman style architecture highlights natural materials, simplicity, and handiwork. Open porches feature overhanging beams and exposed rafters. A low-pitched roof and projecting eaves are typical of this style. Typical details can include shingle siding and stone details. Gables and dormers are accentuated with decorative trim. Porches are often supported with square or round columns and stone supports. Style Essentials • Low sloped roof with smaller gable over the porch or alternatively a shed roof facing the front with a broad dormer for an upper story room • Open or enclosed front porch serves as an extension of the indoor living space • Variety of window sizes with various patterns based on style • More than one material is utilized, often dividing the main floor from the second story Massing and Composition • One and a half-story side gabled with dormer • Simple shed roof pitch is typically 8:12. Front porch is located under main roof. Optional side bays with one-story shed roof. • One-story front gable with bay or porch projection • Front gable roof with max pitch 8:12. Front porch or interior bay is in the front projection. Optional side bays under eaves. Possibilities and Precedents One and a half-side gabled with shed porch • Front facing shed roof with dual pitch at max 8:12. Front porch is included within the main building massing. Front dormer is aligned with exterior entry door. Optional one-story side bays with shed roof. One and a half-story front gabled • Simple gable roof with max pitch 8:12. Front porch is included within the main building massing. Optional side bays under eaves. Cross-gable roof • Shed roof on main massing facing the front. Projecting front porch or bay is gable-front. Optional wrap around porches for corner lots fronting onto two streets. Low-pitched hipped • Low pitched hipped roof on main massing facing the front. Front porch or interior bay is in the front projection. Craftsman style example ARC3-80 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-47 Materials Siding/Cladding • Wood or fiber-cement lap siding • Wood of fiber cement shingles/shake • Brick or river stone Roofing • Composition shingles, concrete tile with flat profile Windows • Single- or double-hung and casement, sliders to meet egress only. • Energy-efficient wood, aluminum clad, aluminum, or vinyl • Traditional wood profiles Trim • Wood, composition board, Columns/Porch Supports • Low piers of wood or stone with column above • Column style - battered, square, groupings of square Railings - Solid or Open • Flat or profiled • Wooden top and bottom rails • Balusters - flat board or rectangular pattern rhythmic spacing • Wood sided or stone porch walls acceptable Soffits and Porch Ceiling • Exposed rafters at soffits with starter board, or v-groove sheathing at eaves • T&G wood, beaded plywood, exterior-grade plywood, or stucco ceiling at porches or box soffits, composite panel Gutters • Ogee or half-round, primed or pre-finished metal Downspouts • Rectangular or round • Primed or pre-finished metal ARC3-81 Attachment 2 3-48 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Shutters • Not common for Craftsman style Chimneys • Manufactured stone or brick veneer or siding to match house Front Yard Fences • Wood picket or river stone • Vinyl picket permitted • Composite Rear Yard Fences • Cedar or redwood • Vinyl and pressure-treated wood are permitted Details • Decorative (false) beams • Outlookers and knee braces • Gable and roof vents Colors Siding and Trim • White, cream, or natural colors • Architecturally appropriate colors and contrasting accents Windows • White or sashes and frames to match trim color • Roof Shingles • Natural shake color Gutters and Downspouts • Match color of siding/cladding or trim ARC3-82 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-49 Modern Agrarian style example 3.8.4. Modern Agrarian Style Introduction The Modern Agrarian style home features a range of agrarian influenced contemporary architectural styles. Clean and simple lines, minimal decoration or ornamentation, generous amounts of glass, and a flat or shed-like roofline characterize this style. The floor plan is typically unusual and open featuring indoor/outdoor living spaces. Details may include multiple flat rooflines, irregular massing, clean lines, minimal decoration, and oversized windows Style Essentials • Multiple flat or shed-like rooflines with irregular massing and clean lines defining different stories • Features multiple indoor/outdoor living spaces • Generous amounts of glass in various sizes and patterns • Minimal decoration or ornamentation but material accents define some portion of each facade at different stories Massing and Composition Two and/or three-story flat roof • Flat roof is typically below 2:12. Front porch may be located under or projecting from front massing. Two and/or three story shed-like roof • Shed-like roof ranges from 4:12 to 8:12. Front porch may be located under or projecting from front massing. Materials Siding/Cladding • Wood or fiber cement board and batten • Wood or fiber-cement lap siding • Stucco up to 65% • Metal siding either corrugated or paneled Roofing • Standing seam metal, corrugated metal, composite shingles, or concrete tile with flat profile. ARC3-83 Attachment 2 3-50 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Windows • Single- or double-hung and casement, sliders to meet egress only • Energy-efficient aluminum clad, aluminum, or vinyl • Contemporary frame profiles Trim • Wood, composition board • Plaster bonds Columns/Brackets • Not common for Contemporary style • Emphasis on clean lines • Stucco box columns Railings • Flat or profiled • Metal top and bottom rails with square balusters open or closed Soffits and Porch Ceiling • Stucco soffits, composite panel • T&G wood, beaded plywood, exterior-grade plywood, or stucco ceiling Gutters • Half-round, or square, primed or pre-finished metal • Fascia gutter permitted Downspouts • Rectangular or round • Primed or pre-finished metal Shutters • Not common for Contemporary style Chimneys • Manufactured stone or brick veneer, concrete block, stucco or siding to match house Front Yard Fences • Wood picket, prefinished metal, stone, masonry, or stucco finish • Vinyl picket permitted • Composite Rear Yard Fences • Cedar, redwood, or masonry with stucco finish • Vinyl and pressure-treated wood are permitted Details • Flat profile, metal window awning Colors Siding and Trim • White, cream, gray or natural colors • Architecturally appropriate colors and contrasting accents Windows • White or sashes and frames to match trim color Roof Shingles • Natural shake color Gutters and Downspouts • Match color of trim or fascia • Downspouts to match siding Front Yard Fences • Metal to be gray ARC3-84 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-51 REFERENCE GUIDE Plant Palette ARC3-85 Attachment 2 3-52 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3.9 Plant Palette 3.9.1. Tree and Shrub Recommendations Table 3.12 includes trees and shrubs recommended for all San Luis Ranch zoning designations. Note: Tree plantings are prohibited in the contiguous agricultural acreage , except within the development envelope of the Agricultural Heritage Learning Center, which can accommodate trees with a mature height of 50’ or less. Table 3-12 Plant Palette PLANT NAME SIZE (FEET) WATER USE TYPE ZONE LANDSCAPE USES TREES HE I G H T WI D T H E V E R G R E E N ( E ) / DE C I D U O U S ( D ) N G 1 0 NG 2 3 & N G 3 0 NC PA R K S / O P E N S P A C E AG R I C U L T U R E RI P A R I A N V E G E T A T E D B U F F E R PA T I O T R E E PA R K I N G L O T PA R K W A Y SP E C I M E N PR O D U C T I O N DE T E N T I O N B A S I N / S W A L E CA L I F O R N I A N A T I V E ST R E E T T R E E Acer circinatum Vine Maple 15 20 Moderate D •••• Acer negundo v. Californicum Box Elder 60 20 Moderate D •••• Aesculus californica California Buckeye 20 20 Very Low D ••••• Arbutus x ‘Marina’ Marina Madrone 40 40 Low E •••••••• Brachychiton acerifolius Australian Flame Tree 60 30 Low D •• Calocedrus decurrens Incense Cedar 100 30 Moderate E ••• Cassia leptophylla Gold Medallion Tree 30 20 Low Semi- E •••• Chionanthus retusus Chinese Fringe Tree 20 20 Moderate D ••••••• ARC3-86 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-53 PLANT NAME SIZE (FEET) WATER USE TYPE ZONE LANDSCAPE USES TREES HE I G H T WI D T H EV E R G R E E N ( E ) / DE C I D U O U S ( D ) N G 1 0 NG 2 3 & N G 3 0 NC PA R K S / O P E N S P A C E AG R I C U L T U R E RI P A R I A N V E G E T A T E D B U F F E R PA T I O T R E E PA R K I N G L O T PA R K W A Y SP E C I M E N PR O D U C T I O N DE T E N T I O N B A S I N / SW A L E CA L I F O R N I A N A T I V E ST R E E T T R E E Citrus x ‘Bearss’ Lime 15 15 Moderate E ••••• Citrus x ‘Eureka’ Eureka Lemon 20 20 Moderate E ••••• Citrus x sinensis ‘Washington Navel’ Orange 20 20 Moderate E ••••• Citrus x ‘Tangelo’ Tangelo 12 12 Moderate E •••••• Cedrus deodara Deodar Cedar 80 40 Low E •• Diospyros kaki ‘Fuyu’ Fuyu Japanese Persimmon 30 40 Moderate D ••••• Eriobotrya deflexa Bronze Loquat 15 10 Moderate E •••• Fagus sylvatica Common Beach 70 40 Moderate D • Feijoa sellowiana Pineapple Guava 15 15 Low - Moderate E ••••••••• Ficus carica Edible Fig 12 10 Low - Moderate D •• Geijera parviflora Australian Willow 30 20 Moderate E ••• Ginkgo biloba Maidenhair Tree 50 30 Moderate D ••••• Table 3-12 Plant Palette, cont. ARC3-87 Attachment 2 3-54 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft PLANT NAME SIZE (FEET) WATER USE TYPE ZONE LANDSCAPE USES TREES HE I G H T WI D T H EV E R G R E E N ( E ) / DE C I D U O U S ( D ) N G 1 0 NG 2 3 & N G 3 0 NC PA R K S / O P E N S P A C E AG R I C U L T U R E RI P A R I A N V E G E T A T E D B U F F E R PA T I O T R E E PA R K I N G L O T PA R K W A Y SP E C I M E N PR O D U C T I O N DE T E N T I O N B A S I N / SW A L E CA L I F O R N I A N A T I V E ST R E E T T R E E Jacaranda mimosifolia Jacaranda 40 30 Moderate D ••• Juglans californica California Black Walnut 30 30 Low D •••• Juglans regia ‘Pedro’ ‘Pedro’ Walnut 25 25 Moderate D ••• Lagerstroemia faurei Japanese Crape Myrtle 30 30 Low D ••• Liriodendron tulipifera Tulip Tree 70 40 Moderate D • Lyonothamnus floribundus Ironwood 35 15 Low E •• Malus x ‘Braeburn’ Braeburn Apple 20 10 Moderate D •••• Malus x ‘‘Dorsett Golden’ Dorsett Golden Apple 20 10 Moderate D •••• Olea europea ‘Arbequina’ Arbequina Fruiting Olive 35 25 Low E ••• Table 3-12 Plant Palette, cont. ARC3-88 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-55 Table 3-12 Plant Palette, cont. PLANT NAME SIZE (FEET) WATER USE TYPE ZONE LANDSCAPE USES TREES HE I G H T WI D T H EV E R G R E E N ( E ) / DE C I D U O U S ( D ) N G 1 0 NG 2 3 & N G 3 0 NC PA R K S / O P E N S P A C E AG R I C U L T U R E RI P A R I A N V E G E T A T E D B U F F E R PA T I O T R E E PA R K I N G L O T PA R K W A Y SP E C I M E N PR O D U C T I O N DE T E N T I O N B A S I N / SW A L E CA L I F O R N I A N A T I V E ST R E E T T R E E Olea europea ‘Majestic Beauty’ Majestic Beauty Fruitless Olive 15 15 Low E ••••••• Persea americana ‘Fuerte’ Fuerte Avocado 40 20 Low E •••• Persea americana ‘Hass’ Hass Avocado 20 10 Low E •••• Pistacia chinensis Chinese Pistache 60 40 Low D •••• Platanus acerifolia London Plane Tree 80 40 Moderate D •••• Platanus racemosa California Sycamore 80 50 Moderate D ••••• Populus fremontii Fremont’s Cottonwood 100 50 Moderate D ••••• ARC3-89 Attachment 2 3-56 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft Table 3-12 Plant Palette, cont. PLANT NAME SIZE (FEET) WATER USE TYPE ZONE LANDSCAPE USES TREES HE I G H T WI D T H EV E R G R E E N ( E ) / DE C I D U O U S ( D ) N G 1 0 NG 2 3 & N G 3 0 NC PA R K S / O P E N S P A C E AG R I C U L T U R E RI P A R I A N V E G E T A T E D B U F F E R PA T I O T R E E PA R K I N G L O T PA R K W A Y SP E C I M E N PR O D U C T I O N DE T E N T I O N B A S I N / SW A L E CA L I F O R N I A N A T I V E ST R E E T T R E E Prunus dulcis ‘All in One’ ‘All in One’ Almond 15 10 Moderate D ••• Prunus salicina ‘Beauty’ Beauty Plum 15 10 Low D ••••• Prunus x ‘Satsuma’ Satsuma Plum 15 15 Moderate D •••• Punica granatum ‘Angel Red’ Pomegranate 10 10 Low D ••••••• Pyrus calleryana Aristocrat Flowering Pear 40 20 Moderate D •••• Quercus agrifolia Coast Live Oak 70 70 Very Low E ••••• Quercus ilex Holly Oak 60 60 Low E ••• Quercus lobata Valley Oak 70 70 Low E •••• Quercus suber Cork Oak 60 60 Low E ••• Tristaniopsis laurina Water Gum 15 10 Moderate E •••• Ulmus parvifolia Chinese Evergreen Elm 60 60 Low E •••••• ARC3-90 Attachment 2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft 3-57 Table 3-12 Plant Palette, cont. PLANT NAME SIZE (FEET) WATER USE TYPE ZONE LANDSCAPE USES EDIBLE PLANTS HE I G H T WI D T H EV E R G R E E N ( E ) / DE C I D U O U S ( D ) N G 1 0 NG 2 3 & N G 3 0 NC PA R K S / O P E N S P A C E AG R I C U L T U R E RI P A R I A N V E G E T A T E D B U F F E R PA T I O T R E E PA R K I N G L O T PA R K W A Y SP E C I M E N PR O D U C T I O N DE T E N T I O N B A S I N / SW A L E CA L I F O R N I A N A T I V E ST R E E T T R E E Actinidia arguta ‘Issai’ Hardy Kiwi Vine (Self Fertile) 20 10 Moderate D •••• Aloysia citrodora Lemon Verbena 4 4 Low D •••• Chaenomeles japonica Flowering Quince 6 8 Low- Moderate D •••••• Cynara scolymus ‘Improved Green Globe’ Artichoke 4 4 Low- Moderate D •••• Fragaria x ananassa ‘Seascape’ ‘Seascape’ Strawberry 1 2 Moderate E ••••• Laurus nobilis Sweet Bay 10 10 Low E ••••••• Lavandula x ‘Hidcote Superior’ Hidcote Superior Lavender 3 3 Low E ••••••• Mentha spp. Mint 2 6 Moderate D •••• Ribes hirtellum ‘Pixwell’ Pixwell Gooseberry 5 3 High D ••••• ARC3-91 Attachment 2 3-58 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | May 2017 Public Hearing Draft PLANT NAME SIZE (FEET) WATER USE TYPE ZONE LANDSCAPE USES EDIBLE PLANTS HE I G H T WI D T H EV E R G R E E N ( E ) / DE C I D U O U S ( D ) N G 1 0 NG 2 3 & N G 3 0 NC PA R K S / O P E N S P A C E AG R I C U L T U R E RI P A R I A N V E G E T A T E D B U F F E R PA T I O T R E E PA R K I N G L O T PA R K W A Y SP E C I M E N PR O D U C T I O N DE T E N T I O N B A S I N / SW A L E CA L I F O R N I A N A T I V E ST R E E T T R E E Rosmarinus officinalis ‘Huntington Carpet’ Huntington Carpet Rosemary 2 8 Very Low E •••••• Rubus idaeus ‘Heritage’ Heritage Raspberry 3 3 Moderate D ••••• Rubus idaeus Black Raspberry 5 5 Moderate E ••• Rubus subgenus Blackberry 5 5 Moderate D ••• Rubus ursinus x ideas ‘Thornless’ Thornless Boysenberry 5 5 Moderate D •••• Salvia officinalis Common Sage 4 4 Very Low E •••••• Sambucus mexicana Elderberry 12 10 Moderate D ••• Thymus vulgaris Thyme 1 2 Low E •••• Vaccinum corymbosum Blueberry 4 2 Moderate D •••••• Vaccinum ovatum Evergreen Huckleberry 6 5 Moderate D ••• Vitis labrusca Red Seedless Grape 10 10 Moderate D •••• Vitis vinifera Wine Grape 10 10 Moderate D •••••• Table 3-12 Plant Palette, cont. ARC3-92 Attachment 2 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Final review of the Draft Design Guidelines for the San Luis Ranch Specific Plan project. PROJECT ADDRESS: 1035 Madonna Road BY: John Rickenbach, Contract Planner Phone Number: 805-610-1109 Email: JFRickenbach@aol.com FILE NUMBER: ANNX-1502-2015 FROM: Doug Davidson, Deputy Director DD RECOMMENDATION: Recommend approval to the City Council of the San Luis Ranch Specific Plan Design Guidelines (Chapter 3 of proposed Specific Plan). SITE DATA Applicant Representative General Plan and Zoning Site Area Environmental Status Coastal Community Builders Marshall Ochylski and Brian Schwartz Specific Plan Area (various land use designations including—residential, commercial, office, open space and agriculture consistent with the Land Use Element) 131.3 acres The Final EIR is currently being prepared, which includes responses to public comments on the Draft EIR. Expected completion date is May 5, 2017. SUMMARY Coastal Community Builders has proposed a project that includes several entitlements for the development of approximately 70 acres of the 131.3-acre property. The project would include a mixture of residential and non-residential uses, as well as the preservation of agricultural uses and open space. The project site is currently outside the City, but within its Sphere of Influence, and would require annexation. The project as proposed is envisioned to implement the policies as articulated in the recent Land Use and Circulation Elements (LUCE) update, and be consistent with the development parameters set forth in the LUCE. Meeting Date: May 1, 2017 Item Number: 1 ARC3-93 Attachment 3 1.0 COMMISSION’S PURVIEW The Commission’s purview is to review the proposed Design Guidelines that are included as Chapter 3 (Neighborhood Form) of the proposed San Luis Ranch Specific Plan (Attachment 1), and make recommendations to the City Council for their consideration in conjunction with the other project entitlements. In previous meetings, the ARC conceptually reviewed considered different aspects of Design Guidelines, and provided input to staff and the project applicants. The draft Design Guidelines now being considered by ARC reflect this input, the key elements of which are described in this staff report. These Design Guidelines also include input from the Draft Environmental Impact Report (DEIR). 2.0 PROJECT SITE INFORMATION The site is comprised of approximately 131 contiguous acres in unincorporated San Luis Obispo County, surrounded by areas within the City of San Luis Obispo, and within the City’s Sphere of Influence, generally bounded by Madonna Road, Dalidio Drive and U.S. Highway 101 (Attachment 1, Vicinity Map). Dominant features at the site are the predominantly flat landform seasonally planted with row crops, an existing stand of eucalyptus trees in the southwest portion of the site, and the Dalidio farm home in the northwest portion of the site. Table 1: Site Information Site Size ~131 acres Present Use & Development Agriculture Topography Flat Access Madonna Road, Dalidio Drive and Froom Ranch Road Surrounding Use/Zoning West: R-1 (low density residential) North: PF, C/OS-40, R-1, C-R-PD (Laguna Lake Park and surrounding open space, low density residential, and the U.S. post office) East: PF, O-PD (U.S. Highway 101, the City’s wastewater treatment plant and a drive-in theater) South: C/OS-20, C-S, C-S-PD, C-T-SF, C-R (SLO City Farm, Target, variety of commercial service uses, and auto dealerships) 3.0 GENERAL PLAN GUIDANCE The San Luis Ranch (Dalidio) Specific Plan Area was one of three Specific Plan areas designated for development when the General Plan Land Use and Circulation Elements update which was adopted by the City Council in December 2014. The project is intended to be consistent with policy direction for the area included in the General Plan, specifically Land Use Element Policy 8.1.4, which identifies the San Luis Ranch area as a Special Focus Area (SP-2), subject to policies for the development of a specific plan and certain broad development parameters and principles. For clarity, the entire policy is included below. The Architectural ARC3-94 Attachment 3 Review Commission is not asked to provide testimony on this policy at this time, but to consider it in the context of the analysis included in the Draft EIR. The project’s consistency with this and other General Plan policies will be more appropriately addressed by the Planning Commission during the public hearings for potential project consideration, expected to occur in Spring 2017. Policy 8.1.4: SP-2, San Luis Ranch (Dalidio) Specific Plan Area. The project site should be developed as a mixed use project that maintains the agricultural heritage of the site, provides a commercial/ office transition to the existing commercial center to the north, and provides a diverse housing experience. Protection of the adjacent creek and a well- planned integration into the existing circulation system will be required. The specific plan for this area should consider and address the following land use and design issues: e. Maintain agricultural views along Highway 101 by maintaining active agricultural uses on the site, and maintain viewshed of Bishop Peak and Cerro San Luis. f. Maintain significant agricultural and open space resources on site (see Policy 1.13.8.B). Land dedicated to Agriculture shall be of size, location and configuration appropriate to maintain a viable, working agricultural operation. i. Site should include walkable retail and pedestrian and bicycle connections to surrounding commercial and residential areas. j. Commercial and office uses shall have parking placed behind and to side of buildings so as to not be a prominent feature. Proposed land use designations and development potential Type Designations Allowed % of Site Minimum 1 Maximum Residential LDR MDR MHDR HDR 350 units 500 units Commercial NC CC 50,000 SF 200,000 SF Office/High Tech O 50,000 SF 150,000 SF Hotel/Visitor-Serving 200 rooms Parks PARK 5.8 ac Open Space/ Agriculture OS AG Minimum 50% 2 No maximum Public n/a Infrastructure n/a 1. There can be a reduction in the minimum requirement based on specific physical and/or environmental constraints. 2. The City Council may consider allowing a portion of required open space to be met through off-site dedication provided: ARC3-95 Attachment 3 a. A substantial multiplier for the amount of open space is provided for the off -site property exchanged to meet the on site requirement; and b. Off-site land is of similar agricultural and visual value to the community; and c. Off-site land is protected through an easement, dedication or fee title in perpetuity for agriculture/open space. The project is also intended to be consistent with all other General Plan policies, including those in the Circulation, Safety, Conservation and Open Space, and Water and Wastewater elements. 2.0 PROJECT DESCRIPTION OVERVIEW The project is a Specific Plan, General Plan Amendment, and related actions that would allow for the development of the San Luis Ranch (Dalidio) area as identified in the City’s General Plan. The project includes a mix of residential, commercial, and office uses while preserving substantial areas of open space and agriculture on a 131.3-acre property. The intent is for the project to be consistent with the development parameters described in the City’s recently updated Land Use Element, which envisions up to 500 residential units, 200,000 square feet of commercial uses, 150,000 square feet of office, 200 hotel rooms, at least 5.8 acres of parks, while preserving 50% of the site in agriculture and open space. 2.1 Key Principals and Goals The proposed specific plan was conceived with the intent to implement the goals included in the LUCE, and was developed concurrently with the LUCE as it was adopted. It is based on the applicant’s concept “CORE 4”, which refers to the four underlying principles that will guide future development within the Specific Plan area: 1. Maintain and Promote San Luis Obispo’s Agricultural Heritage 2. Provide Open Space and Recreation Areas 3. Deliver Diverse Housing Opportunities, Including Workforce Housing; and 4. Create a Multimodal Community Seamlessly Integrated into the Existing Circulation System The Draft Specific Plan has established the following Goals with respect to Neighborhood Form, which are intended to guide the overall project design:  Provide complete guidance on the land use provisions that will guide future development within the Plan Area.  Offer a diverse mix of housing types that are in keeping with the City’s Housing Element and affordable and workforce housing goals.  Develop a land use classification system that clearly identifies uses allowed in each subarea and provides for an overall mix of uses.  Establish detailed development standards for the Plan Area as a whole, and within each subarea, organized in tables and graphically illustrated wherever possible.  Provide a detailed set of design guidelines that establish the expected level of design while still allowing for flexibility and innovation. ARC3-96 Attachment 3 The final goal that addresses design guidelines is the most relevant to the ARC and its purview. 2.2 Proposed Land Uses As shown in Figure 1, the Specific Plan area is organized into six land use designations. These include Neighborhood General 10 (NG-10), Neighborhood General 23 (NG-23), Neighborhood General 30 (NG-30), Neighborhood Commercial (NC), Parks and Open Space (P-OS), and Agriculture (A). Figure 1: Proposed land use designations for the San Luis Ranch Specific Plan ARC3-97 Attachment 3 Table 2 summarizes the generalized product types associated with each zone, and the maximum lot coverage and building heights associated with each. Please refer to Attachment 1 for a more complete discussion of development potential, setbacks and other design characteristics, some of which are discussed in more detail in Section 2.3 of this staff report. Table 2: Summary of the proposed lot sizes, lot coverage, and building heights Zone Product Type Lot Sizes/Lot Coverage Max Building Height Neighborhood General 10 (NG-10) Traditional Single Family 3,200 SF min 35’ Neighborhood General 23 (NG-23) Small Lot Front Loaded 2,400 SF min 35’ Neighborhood General 23 (NG-23) Small Lot Alley Loaded 2,400 SF min 35’ Neighborhood General 30 (NG-30) Detached Townhome 1,000 SF min 40’ Neighborhood General 30 (NG-30) Attached Townhome 1,000 SF min 40’ Neighborhood General 30 (NG-30) Multi-Family 1,000 SF min 40’ Neighborhood Commercial (NC) Commercial, Office and Hotel 80% max 20’ min; 50’ max Open Space (OS) None Agriculture (A) Ag Learning Center 3,000 SF max Market/Farm Stand 3,000 SF max Ag Processing Center 10,000 SF max Food Services 5,000 SF max Ag Accessory Structures * 1,500 SF max per structure 35’ * up to a total of 10,000 SF in structures; historical structures may go to 45’ 2.3 Proposed Design Guidelines Proposed Design Guidelines for new development are set forth in Chapter 3 of the Specific Plan, which is entitled “Neighborhood Form”. This chapter sets forth general provisions for development within the San Luis Ranch Specific Plan Area and details zoning, allowable land uses, development standards, and design guidelines. This discussion will focus on the Design Guidelines provisions within that chapter. As described above, the Specific Plan is organized into different land use categories, with corresponding zoning. Within each zone there is a summary of permitted uses, development standards, and design guidelines. Permitted uses within each zone have been customized to reinforce the activities and livable environment. In addition, the Neighborhood General zones incorporate unique residential product types with tailored development standards and guidelines. Design guidelines shape development of the built environment and are intended to serve as a guide for developers, architects, and designers when preparing development plans. Flexibility in interpretation of the design guidelines is permitted as long as the intent is followed. Design guidelines typically include the word “should”, rather than “shall”. ARC3-98 Attachment 3 Each zone has unique design guidelines associated with that zone, with illustrations and photos to illustrate appropriate examples and the overall intent. For residential uses, the guidelines address the following development parameters:  building form  setback variations  privacy  roofs  windows and doors  porches  private yard areas  garages  landscaping  noise For commercial, office and hotel uses uses, the guidelines address the following development parameters:  site planning and design  building form  building elements and articulation  commercial plazas  sidewalk cafes  lighting  signs  building materials  exterior colors  utilitarian aspects of buildings  parking lot design and screening  bicycle and pedestrian circulation  project landscape and hardscape  screens, walls and fences  noise For the Agricultural Heritage and Learning Center, the guidelines address the following:  site planning and design The design guidelines for each zone may be found on the following pages within Attachment 1:  Traditional Single Family (NG-10 Zone): Pages 3-9 and 3-10  Small Lot Front Loaded (NG-23 Zone): Pages 3-13 and 3-14 ARC3-99 Attachment 3  Small Lot Alley Loaded (NG-23 Zone): Pages 3-17 and 3-18  Detached Townhome (NG-30 Zone): Pages 3-23 and 3-24  Attached Townhome (NG-30 Zone): Pages 3-27 and 3-28  Multi-Family (NG-30 Zone): Pages 3-31 and 3-32  Commercial, Office and Hotel (NC Zone): Pages 3-40 to 3-44  Agricultural Heritage and Learning Center (A Zone): Pages 3-51 and 3-52 2.3.1 Architectural Styles The Specific Plan includes an Architectural Style Reference Guide is intended to be used as a resource for developing design strategies for residential, commercial, office, hotel, and other land uses. There are three (3) distinct architectural styles proposed within San Luis Ranch:  Modern Agrarian  Craftsman  Contemporary Each architectural style includes design criteria for a variety of elements and the composition of that style. Please refer to pages 3-53 through 3-61 of Attachment 1 for additional details on each style. 2.3.2 Sign and Monuments The Specific Plan provides details on signage standards and is included in Attachment 1. In general, the Specific Plan addresses signage standards for all land use types, including residential, commercial, hotel, parks, open space, agricultural heritage center, as well as informational signs and temporary sales signs. Please refer to pages 3-62 through 3-67 of Attachment 1 for additional details. 2.3.3 Plant Palette The Specific Plan provides details on landscaping, including a plant palette for use within each zone. Please refer to pages 3-68 through 3-72 of Attachment 1 for additional details. 3.0 PREVIOUS ARC DIRECTION AND STAFF ANALYSIS The Draft Specific Plan Guidelines were reviewed by the ARC on November 16, 2015. At that time, the ARC provided the applicant direction on the structure and content of the design guidelines, architectural styles, and neighborhood form. Key ARC input is summarized in Table 3, along with staff’s analysis regarding how the updated Specific Plan responds to this input: ARC3-100 Attachment 3 Table 3. Previous ARC Input and How Updated Specific Plan Responds Previous ARC Input Staff’s Analysis on How Revised Plan Addresses this Issue Agreed with the general layout of the project No changes to the Specific Plan required or made. Contemporary architecture style as presented appeared too “top heavy” Graphic of Contemporary Style example shown on page 3- 60 shows a building with a greater width-to-height ratio than previously. Mixed support for Contemporary architecture, but not enthusiastic No changes to the Specific Plan required or made. Agrarian architecture should not look too modern No changes to the Specific Plan were made. Encourage “authentic” materials, and discourage the use of plastic made to look natural No changes to the Specific Plan made. However, the Draft Specific Plan Design Guidelines include discussion of appropriate building materials for siding, cladding, roofing, windows, trim, columns, railings, downspouts, shutters, chimneys, and fences. For Modern Agrarian or Contemporary styles, wood, stucco, and corrugated metal are typical siding materials, while metal, composite shingles, or concrete tiles are typical roofing options. For Craftsman, wood, brick and river stone are common materials. For all styles, plastic is discouraged, except that PVC would be allowed for windows and trim. Could increase roof pitches to address narrow lots Pitched roofs are encouraged for all styles. For Modern Agrarian, a 5:12 pitch is typical. For Craftsman, an 8:12 pitch is typical. For Contemporary, flatter roofs (2:12 pitch) are allowed, but roofs can be pitched up to 8:12. No changes were made to the Specific Plan to increase roof pitches, which were considered appropriate, and provide flexibility. Discourage overly symmetrical design Within each architectural style, the Specific Plan provides many options approaches to address that style, both in terms of massing and materials. The plan encourages a variety of styles and discourages symmetrical design. Private outdoor spaces appeared very small For the smaller (1,000 to 2,400 SF) lots, a minimum of 100 SF (125 SF for 2,400 SF small lot front-loaded units) of private outdoor space must be provided. In addition, the Specific Plan requires that a minimum of 400 SF of community open space be provided for each multi-family, which compensates to some extent for the small private ARC3-101 Attachment 3 Table 3. Previous ARC Input and How Updated Specific Plan Responds Previous ARC Input Staff’s Analysis on How Revised Plan Addresses this Issue outdoor area for those lots. There is no provision for community open space for other lots. The largest lots (single-family 3,200 SF lots) have no private open space provisions, though a 10-foot minimum rear setback is required. While these are indeed small private spaces, they appear appropriate given the constraints of working with small lot sizes. The only other way to create larger private spaces would be to increase building heights, which does not seem to be appropriate given the narrow street widths and overall high density. Include community gardens if possible Community gardens are allowed with the Director’s approval within all residential zones and within the Agriculture zone, and allowed by right within the Neighborhood Commercial and Open Space zones. Consider more attached housing because too many small detached lots may appear unappealing The Specific Plan includes flexible provisions for attached townhomes and multi-family units within the NG-30 zone, along with detached townhomes. In all, this zone could accommodate up to 246 units, or 42% of all the housing under the Specific Plan. This appears to provide ample opportunities for attached housing overall, although it would be concentrated within the NG-30 zone, which comprises only 10.4 acres, or about 8% of the site. Consider a pedestrian overcrossing to Laguna Lake The applicants and staff considered a pedestrian overcrossing, but it was not included in part because of its expense, which would be counter to the goal of providing affordable housing. It is also questionable how heavily used such a feature would be on a routine basis. However, the Specific Plan does not preclude this feature, if in the future it appears that a bridge is justified from a safety and usage standpoint. The applicant team addressed these concerns in the Design Guidelines now before the ARC, especially in the context of site constraints and the LUCE design issues and performance standards. The applicant team is prepared to further discuss the challenges in accommodating ARC’s previous direction. 4.0 ATTACHMENTS 1. Chapter 3 of Draft Specific Plan (Neighborhood Form), which includes the Design Guidelines ARC3-102 Attachment 3 Key Changes to Specific Plan Chapter 3 to address ARC direction Attachment 4 ARC3-103