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12-16-2019 ARC Agenda Packet
Agenda Architectural Review Commission Monday, December 16, 2019 5:00 p.m. REGULAR MEETING Council Hearing Room 990 Palm Street San Luis Obispo, CA CALL TO ORDER: Chair Allen Root ROLL CALL: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith, Christie Withers, Vice-Chair Amy Nemcik, and Chair Allen Root 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. PRESENTATION 1.Annual Review of the Architecture Review Commission Bylaws CONSIDERATION OF MINUTES 2.Minutes of the Architectural Review Commission meeting of November 18, 2019. Architectural Review Commission Agenda for December 16, 2019 Page 2 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. 3. Project Address: 1034 Mill Street; Case #: ARCH-0551-2019; Zone: O; Brian Rolph with Familiar Forms Inc., owner/applicant. Review of five new residential dwellings within three 3-story buildings on two lots. The project is categorically exempt from environmental review (CEQA). (Walter Oetzell) Recommendation: Review the proposed building design in terms of its consistency with the Community Design Guidelines and provide comments and recommendations to the Community Development Director. 4. Project Address: 3720 Broad Street; Case #: ARCH-0641-2019; Zone: C-S-S; Peoples Self-Help Housing Corp., owner. Review of a modification to a mixed-use project, consisting of 39 extremely low, very low, and low-income residential units, one manager’s unit, and 1,250 square feet of commercial use, including a nine percent density bonus, proposed tree removals, and associated site improvements. The project is categorically exempt from environmental review (CEQA). (Shawna Scott) Recommendation: Review the proposed mixed-use project in terms of its consistency with the Community Design Guidelines and provide comments and recommendations to the Community Development Director. COMMENT & DISCUSSION 5. Staff Updates ADJOURNMENT The next Regular Meeting of the Architectural Review Commission is scheduled for Monday, January 6, 2020 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. Architectural Review Commission Agenda for December 16, 2019 Page 3 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 appropriate appeal fee must accompany the appeal documentation. The City of San Luis Obispo wishes to make all of 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 request 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) 781-7410. Agenda related writings or documents provided to the City Council are available for public inspection in the Community Development Department located at 919 Palm Street, San Luis Obispo, California during normal business hours, and on the City’s website: http://www.slocity.org/government/advisory-bodies Meeting audio recordings can be found at the following web address: http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1 Page intentionally left blank. ADVISORY BODY HANDBOOK Adopted by Resolution No. 10862 (2018 Series) Updated on February 6, 2018 Prepared by the Office of the City Clerk Item 1 Packet Page 1 Advisory Body Handbook February 6, 2018 City of San Luis Obispo 37 | P a g e C. Architectural Review Commission (A) MEMBERSHIP The Architectural Review Commission (ARC) has seven members. Members must be residents and registered voters of the City. The only special qualifications for membership are a proven interest in the City’s physical environment and the ability to make positive and fair aesthetic evaluations. PURPOSE The ARC shall review and approve plans for all structures and physical improvements, and for any relocation, addition, extension, or exterior change to existing buildings, structures and physical improvements, as set forth in Section 2.48.050 of the San Luis Obispo Municipal Code. Approval by the ARC must be obtained before a building permit or other city permit may be issued authorizing construction, alteration, relocation, addition, or extension. ARTICLE 1. MEETINGS 1. Regular meetings shall be held at 5:00 p.m. on the first and third Monday of each month. 2. Agenda items shall be completed by 9:00 p.m. unless a majority of Commissioners agree to extend the meeting. 3. Regular meetings shall be held in the Council Hearing Room, City Hall, 990 Palm Street, San Luis Obispo, California. 4. In the event that the Architectural Review Commission desires to hold all or any portion of a regular meeting at a place other than the Council Hearing Room, then the place of such meeting shall be posted on the doors of the Council Hearing Room prior to the time designated for the meeting in accordance with law. ARTICLE 2. ELECTION OF OFFICERS 1. The Commission shall select a Chairperson and Vice-Chairperson from among its members to serve for a one-year term beginning April 1st of each year. 2. Commissioners shall serve as Chairperson or Vice-Chairperson at the discretion of the Commission. 3. The Chairperson shall preside at all meetings of the Commission. The Vice-Chairperson is Chairperson in the absence of the Chairperson or in case of inability of the Chairperson to act. Item 1 Packet Page 2 Advisory Body Handbook February 6, 2018 City of San Luis Obispo 38 | P a g e ARTICLE 3. CONDUCT OF MEETINGS 1. Commissioners should address questions through the Chairperson. 2. Members of the audience should address Commissioners or other persons present through the Chairperson. 3. Procedure for reviewing public hearing items: After roll call the Chairperson shall announce to the public the procedures to be followed to consider the public hearing items and then proceed as follows: a. The Chairperson shall introduce the items and ask for oral staff reports. b. The staff report previously submitted to the Architectural Review Commission shall be placed into the record with all communications received regarding the proposal. Staff reports shall be submitted for all public hearing items in a form acceptable to the Commission. c. The applicant shall be invited to make a presentation on behalf of the request. d. Members of the public wishing to speak in favor or in opposition of the application shall be invited to make a presentation. e. The public hearing shall be closed to the public and discussion confined to members of the Commission; provided that the Commission may reopen the public hearing at any time prior to a decision on an item on an affirmative vote of the majority of those members present. f. The Commission, upon formal motion, shall take action on the proposal. The Chairperson shall inform the applicant and public of the right of appeal and procedures for filing such an appeal. ARTICLE 4. QUORUM 1. Four members of the Commission constitutes a quorum for the transaction of business. 2. No approval or other action of the Commission shall become effective without receiving the affirmative vote of a majority of the members present. ARTICLE 5. VOTING 1. Except as otherwise provided in the San Luis Obispo Municipal Code and state law, no motion or any other action shall be passed or become effective without receiving the affirmative vote of at least a majority of members present. 2. Failure to receive such an affirmative vote shall result in failure or denial, as appropriate, of the motion or other action. Item 1 Packet Page 3 Advisory Body Handbook February 6, 2018 City of San Luis Obispo 39 | P a g e 3. Except as allowed under the Political Reform Action of 1974, any member abstaining due to a declared conflict of interest shall not participate in the discussion of the items or otherwise influence or attempt to influence in any manner the decision on the item. 4. All members, when present, must vote except when refraining from participating due to a potential conflict of interest. 5. Commissioners not supporting a motion for project approval shall summarize the reason for their vote. ARTICLE 6. PUBLIC RECORDS 1. Records of all public hearings shall be made available to the public in the office of the Community Development Department. 2. Secretary Duties: The secretary shall keep minutes of each meeting and shall record the official action taken. The records of all proceedings and the basis for all findings shall be available to the Council and to the public. ARTICLE 7. ATTENDANCE 1. Any member of the Architectural Review Commission who fails, for any reason, to attend three consecutive regular, adjourned regular, or specially-scheduled (excluding Commission site visits) meetings, or a total of six such Commission meetings within any 12 month period, shall be reviewed by the Chairperson for possible referral to the City Council. ARTICLE 8. FILLING VACANCIES AND REMOVAL OF MEMBERS 1. Vacancies shall be filled for unexpired terms. The Council, by majority action, may remove any Commissioner as provided in the City Charter. ARTICLE 9. RULES, REGULATIONS AND PROCEDURES 1. The Commission may adopt rules, regulations and procedures as required for the transaction of its business. These rules shall become effective upon approval of the Council. COMPENSATION The City Council has approved a stipend of $60 per meeting (not to exceed $240 monthly) for each member of the ARC (Resolution No. 10516 [2014 Series]). Item 1 Packet Page 4 Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, November 18, 2019 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, November 18, 2019 at 5:12 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Allen Root. ROLL CALL Present: Commissioners Michael DeMartini, Mandi Pickens, Micah Smith, and Chair Allen Root Absent: Commissioners Richard Beller, Christie Withers, and Vice-Chair Amy Nemcik Staff: Associate Planner Rachel Cohen and Deputy City Clerk Kevin Christian PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None --End of Public Comment-- PUBLIC HEARINGS 1. Project Address: 1034 Mill Street; Case #: ARCH-0551-2019; Zone: O; Brian Rolph with Familiar Forms Inc., owner/applicant. Review of five new residential dwellings within three 3-story buildings on two lots. The project is categorically exempt from CEQA environmental review. Associate Planner Walter Oetzell presented the staff report and responded to Commissioner inquiries. Applicant representative Brian Rolph discussed the project height and massing, parking design and constraints, and responded to Commissioner inquiries. Public Comments: Cliff Branch --End of Public Comment-- Item 2 Packet Page 5 DRAFT Minutes – Architectural Review Commission Meeting of November 18, 2019 Page 2 RECESS At 5:40 p.m., Chair Root called a recess to allow consultation with the City Attorney. The Commission reconvened the meeting at 5:50 p.m. with Commissioners DeMartini, Pickens and Smith present. Deputy City Clerk Christian reported that the City Attorney advised recusal of Commissioner Smith as his business location in relation to the project may cause a conflict of interest. Due to the recusal of Commissioner Smith there was no longer a quorum to allow action on the item. The item was continued to the December 16, 2019 meeting. 2.Project Address: 664 Upham; Case#: ARCH-0576-2019; Zones: C-N; Blake J. Irving Living Trust, owner; Leanne Drake with Studio Prime, applicant. Review of a mixed-use project consisting of two residential dwellings and 1,000 square feet of commercial space. The project is categorically exempt from CEQA environmental review. Associate Planner Walter Oetzell presented the staff report and responded to Commissioner inquiries. Applicant representative John Belisario of Studio Prime reviewed the massing of the project and responded to Commissioner inquiries. Public Comments: PJ Novotny Brad Bilsten --End of Public Comment-- ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY COMMISSIONER DEMARTINI, CARRIED 4-0-3 (Commissioner Beller, Withers, and Vice-Chair Nemcik absent) to recommend approval to the Community Development Director with consideration for: -Recess, step back massing in transition area between dwellings, above garage; -Provide additional articulation at the northwest corner to reduce scale and massing as perceived from the existing cottage west of the site, using, for example, material changes, shading devices on windows, etc.; -Relocate trash enclosure as practicable to a more convenient location for the commercial suite, and further from dwellings, to reduce the potential for adverse impacts (such as odor); -Break up the monochromatic color scheme Item 2 Packet Page 6 DRAFT Minutes – Architectural Review Commission Meeting of November 18, 2019 Page 3 COMMENT AND DISCUSSION Associate Planner Rachel Cohen provided a brief agenda forecast. Commissioner Smith expressed concern that some plans submitted for ARC review don’t contain Licensed Architect stamps. Deputy City Clerk Christian reported on the City Advisory Body Recruitment. ADJOURNMENT The meeting was adjourned at 6:43 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, December 2, 2019 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2019 Item 2 Packet Page 7 Item 2 Packet Page 8 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The proposed project is comprised of five residential dwellings within three new 3-story buildings (3,415, 3,300, and 3,090 square feet each). General Location: The project site is an “L-Shaped” parcel, 11,415 square feet in area, on the north side of Mill Street, between Santa Rosa and Osos Streets. Present Use: Single-family dwelling Zoning: Office (O) General Plan: Office Surrounding Uses: East: Commercial Office West: Single-family dwelling North: Commercial Dwellings South: Multi-family dwellings 2.0 PROPOSED DESIGN1 Architecture: Craftsman theme Design details: Mix of board and batten and lap siding Materials: Fiber-cement board, board & batten (vertical) and lap siding (horizontal) pattern, trim and pediment details; Composition shingle roofing Colors: Primary colors are tones and variations of grey (green-grey, blue-grey), and beiges and “cream”; Accent colors are black (window trim) and white (fascia, cornice, pediments) 1 See Project Plans (Attachment 1) Sheets A8 & A9 (Elevations), A10 (Colors & Materials); and A13-A16 (Views) Meeting Date: December 16, 2019 Item Number: 3 Item No. 1 FROM: Shawna Scott, Senior Planner BY: Walter Oetzell, Assistant Planner PROJECT ADDRESS: 1034 Mill St FILE NUMBER: ARCH-0551-2019 APPLICANT: Brian Rolph ____________________________________________________________________________________________________ For more information contact: Walter Oetzell, Assistant Planner at 781-7593 (woetzell@slocity.org) Figure 1: Vicinity Map (1034 Mill) Item 3 Packet Page 9 3.0 FOCUS OF REVIEW: The ARC’s role is to provide a recommendation to the Community Development Director regarding the consistency of the proposed building design with the Community Design Guidelines. Community Design Guidelines: www.slocity.org/home/showdocument?id=2104 4.0 DESIGN GUIDELINES and DISCUSSION ITEMS Community Design Guidelines (CDG) are used by the staff, City Council, and advisory bodies in the review of proposed development projects to help ensure that such projects meet the City's expectation for the quality and character of new development. The proposed project, multi-family structures proposed to be constructed on vacant parcels between exist ing development, is to be evaluated against the guidelines provided for Infill Development (CDG § 5.3). These are intended to provide for infill projects of high architectural quality that are compatible with existing development. Staff has identified the discussion items below related to consistency with these Guidelines. Highlighted Sections Discussion Items General Design Principles § 2.2 (C) Building Design; Attention to Details The Commission should consider whether additional detailing, such as window trim, should be encouraged. Infill Development 5.3 (A.1) General Principles, compatibility The Commission should discuss whether, or to what degree, the design of the buildings, which are larger than others in the neighborhood, are compatible in scale with adjacent buildings and others in the neighborhood. Figure 2: Project rendering (Front Elevation) Item 3 Packet Page 10 In particular, the abrupt transition to a 3-story height adjacent to the smaller dwelling to the west of the project, and the bulk and prominence of the two 2-story gabled building forms on either side of the entry driveway contribute to a perception of height and bulk that could have a negative impact on adjacent smaller buildings. 5.3 (C) Visual impacts from building height The Commission should consider whether, as noted above, and as more specifically discussed in this guideline, the proposed structures should set back upper floors to reduce impacts on adjacent smaller homes (i.e. the adjacent dwelling to the west). 5.3 (D) Outdoor living areas Though balconies are encouraged by this standard, the Commission should consider whether deck areas provided for units in Buildings A and C are designed located in a manner that will avoid privacy and noise impacts to the neighboring dwelling (to the west). 5.3 (E) Exterior finish materials The Commission should consider whether the exclusive use of fiber- cement board as a siding material represents an appropriate mixture of materials, and whether an additional material found in the neighborhood could be incorporated to accent this material for additional variety and visual interest. 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required Front Setback 15 15 Interior Side Setbacks West Side / East Side 1-13 feet 8 ft / 7 feet 5 feet 14-17 feet 8 feet / 7 feet 6 feet 18-22 feet 8 feet / 7 feet 7 feet 23-26 feet 9 feet / 9 feet 8 feet 27-31 feet 9 feet / 9 feet 9 feet 32-35 feet (na) / 10.5 feet 10 feet Rear Setback 1-35 feet 22 feet 5 to 10 feet Maximum Height of Structures 33 feet 35 feet Lot Coverage 34% 60% Density Units (DU) 5.50 5.83 Total # Parking Spaces 10 10 Total # Bicycles 6 6 (2 ea. Dwelling) Environmental Status Categorically Exempt (CEQA Guidelines § 15332) Item 3 Packet Page 11 6.0 ACTION ALTERNATIVES 6.1 Recommend that the Community Development Director find the project consistent with the City’s Community Design Guidelines, including any recommended conditions of approval to address consistency with the Community Design Guidelines. This recommendation will be forwarded to the Community Development Director for final act ion on the project. 6.2 Continue the project. An action continuing the application should include direction to the applicant and staff on pertinent issues 6.3 Recommend that the Community Development Director find that the project is not consistent with the City’s Community Design Guidelines. This recommendation denial should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Zoning Regulations, Community Design Guidelines, or other policy documents. 7.0 ATTACHMENTS 1 Project Plans Item 3 Packet Page 12 MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO 09-17-2019 MILL STREET COMMONSATTACHMENT 1 Item 3Packet Page 13 MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO PROJECT DIRECTORYOwner: Brian Rolph1031 Walnut Street,San Luis Obispo805.543.1212brian.a.rolph@gmail.comCivil Engineer: Mark DavisP.O. Box 393Creston, CA 93432805.238.2732mark@daviscivileng.comPROJECT DESCRIPTIONThis project consists of using the existing lot and theunderlying lot line to create two separate properties with acommon driveway. The proposed smaller lot has a duplex onthe property. Each unit is a 2 bedroom unit and the units sharethe common driveway to access their individual garages. The2nd and proposed larger lot consists of a duplex and a singlefamily residence on the property. The duplex consists of 2 onebedroom units and the single family residence consists of 2bedrooms and a large back yard.LAND USE REQUIREMENTSAddress: 1034 Mill StreetAPN: 002-314-026Zoning: Office (O)Current Use: ResidentialProposed Use: ResidentialLot 1 size: 8,430 sq ft .193 acresLot 2 size: 2,982 sq ft .068 acresLot 1 density: 2.3 density units 2.3 density units proposedLot 2 density: .8 density units 2 density units proposed*PARKING CALCULATIONSSHEET INDEXA1.0 Project Data-- Site SurveyC1.0 Grading and DrainageC2.0 Utility PlanA2.0 Site PlanA2.1 Landscape PlanA1.0Project DataVICINITY MAPP a lm S t Mil l S t P e a c h S tWa l n u t S t 1 0 3 4 M i l l S t Mo n t e r e y S t Osos StMorro StChorro StToro StH W Y 1 0 1 Santa Rosa StA3.0 Bldg. A Floor PlanA3.1 Bldg. B Floor PlanA3.2 Bldg. C Floor PlanA4.0 North ElevationsA4,1 East ElevationsA4,2 West ElevationsA4,3 South ElevationsA5.0 Shade StudiesA6.0 Street Rendering 09-17-2019 A2.2 Turning DiagramsTotal Density allowed4,32 density unitsDensity increase (17.140.040 D) 35% with affordableProposed Density 5.82 density unitsLot 1 height limit: 35'3 -5" height proposedLot 2 height limit: 35'31'-2" height proposedAdjacent Zones: Office (O)2"*Allowed per table 2-12Building A Area: Unit 1 garage: 497 sq ftUnit 1 deck: 132 sq ftUnit 1 living space: 1,204 sq ftUnit 2 garage: 285 sq ftUnit 2 deck: 81 sq ftUnit 2 living space: 1,218 sq ftBuilding B Area: Unit 1 garage: 392 sq ftUnit 1 deck: 155 sq ftUnit 1 living space: 1,214 sq ftUnit 2 garage: 252 sq ftUnit 2 deck: 56 sq ftUnit 2 living space: 1,234 sq ftBuilding C Area: Garage space:Deck space:Living space:578 sq ft450 sq ft2,062 sq ftBike Stalls 2 per unit 2 per unit providedBUILDING INFORMATIONBUILDING INFORMATIONOccupancy: R-3 ResidentialConstruction Type: VB, SprinkleredSprinkler System: 13-DProposed Stories: 3Lot 1: 2 bedroom 2 parking spaces required2 bedroom 2 parking spaces requiredlot 2: 3 bedroom2 parking spaces required2 bedroom2 parking spaces required2 bedroom2 parking spaces required10 spaces total (10 provided)* per section 17.140.090 exception K, tandem parking is allowedsince affordable units are provided on site. parking standards foraffordable development waive requirements for guest parkingspaces and require 2 spaces per 2 and 3 bedroom unitsLot 1: 2 bedroom 1.5 parking spaces required2 bedroom 1.5 parking spaces required3 spaces total (3 provided)lot 2: 3 bedroom 2.25 parking spaces required2 bedroom 1.5 parking spaces required2 bedroom1.5 parking spaces required5.25 spaces totalplus 1 guest space (7 provided)ATTACHMENT 1 Item 3Packet Page 14 ATTACHMENT 1 Item 3Packet Page 15 ATTACHMENT 1 Item 3Packet Page 16 MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO A2.0SITE PLANREFER TO LANDSCAPE PLAN FOR TREE REMOVALAND REPLACEMENT ALONG WITH ARBORIST EMAILSTATING WHICH TREES CAN BE REMOVEDAND WHICH NEED TO BE SAVEDSITE PLAN LEGEND(N) 6' TALL WOOD FENCE, REFER TO IMAGE BELOW(N) CONCRETE SITE WORK(N) PERVIOUS PAVERS PER CIVIL PLANS4'-0" TALL OR 6'-0" TALL WOOD FENCE 10-17-2019 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 DDE20'-0"16'-0"FG15'-0"9'-0"7'-0"7'-112"7'-0"22'-312"8'-0"3'-0"3'-0"BAAAAACJ3'-0"VITREOUS CHINAL AVAT OR YP ENNINGTONK-2196-8ARCHITECTURAL SITE PLANSCALE: 1:20BLDG. BBLDG. ABLDG. CKEYNOTESA: (N) LONG TERM BIKE PARKING SPACE IN EACH UNITB: (N) NEW DRIVEWAY APPROACHC: (E) HOUSE TO BE DEMOLISHED, REFER TO HISTORIC REPORTD: LOCATION OF TRASH BINS ON STREET ONE DAY A WEEK. REFER TO LETTER FROM TRASH COMPANY. FRONTAGE PROVIDES ENOUGH SPACE FOR 10 BINSE: EXISTING METERED PARKING SPACE TO BE REMOVED AND CURB TO BE STRIPED REDF: LOCATION OF 1 TRASH, 1 RECYCLE, AND 1 GREEN WASTE BINS ENCLOSED IN A 4'TALL WOOD FENCE, REFER TO IMAGE BELOWG: LOCATION OF 2 TRASH, 2 RECYCLE, AND 2 GREEN WASTE BINS ENCLOSED IN A 4'TALL WOOD FENCEJ: (N) COMMON DRIVEWAY, REFER TO CIVIL FOR DRIVEWAY EASEMENTK: TANDEM PARKING LOCATIONKKATTACHMENT 1 Item 3Packet Page 17 MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO A2.1LANDSCAPE PLANVITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 EBBBFFGE10" HOLLY OAKNON-NATIVE18" PINE24" PINE12" PALM12" PALMVITREOUS CHINALAVATORYPENNINGTONK-2196-8UNIT CA4" CRAPE MYRTLE6" FRUITTREECCDTREESQTYBOTANICAL NAME / COMMON NAMESIZE8 Hymenosporum flavum / sweetshade 15 galsize: 25' - 40' tall x 15' - 20" wideWUOLS PF: .4 - .6SHRUBSQTYBOTANICAL NAME / COMMON NAMESIZE 8 Achillea millefolium `Moonshine` / Yarrow 2 galSize: 2`-3` tall and wideWUCOLS PF: .1 - .4 10 Ceanothus x `Dark Star` / California Lilac 5 galSize" 6`-8` tall and wideWUCOLS PF = < .1 30 Festuca idahoensis `Siskiyou Blue` / Siskiyou Blue Fescue 1 galSize: 1`-2` tall and wideWUCOLS PF = < .1 7 Muhlenbergia rigens / Deer Grass 2 galSize:4`-5` tall x 4`-6` wideWUCOLS PF: .1 - .3LANDSCAPE SITE PLANSCALE: 1:20UNIT BUNIT AUNIT CKEYNOTESA: EXISTING TREE TO REMAINB: EXISTING SHRUB TO INCLUDING VOLUNTEER AND BIRD PLANTED SMALL TREES ALONG THE WEST AND SOUTH SIDE OF PROPERTY TO BE REMOVEDC: PROTECT THE ROOT ZONE OF NEIGHBORS BOTTLE BRUSH TREESD: ATTEMPT TO PRESERVE THE CRAPE MYRTLE TREEE: REMOVE THE VOLUNTEER DATE PALMF: REMOVE 2 DROUGHT STRESSED PINESG: REMOVE THE HOLLY OAK TREE UNDER PUBIC WORKS DIRECTIONTREE REMOVAL: 4 SIGNIFICANT TREES REMOVED: 8 TREES ADDED AT A 2:1 RATIOPLANTING LEGEND10-17-2019 ATTACHMENT 1 Item 3Packet Page 18 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO 09-17-2019TURNING DIAGRAMSCALE: 1/16" = 1'-0 (BUILDING C)BLDG. BBLDG. ABLDG. CA2.2TURNING DIAGRAMSTURNING DIAGRAMSCALE: 1/16" = 1'-0 (BUILDING A)BLDG. BBLDG. ABLDG. CTURNING DIAGRAMSCALE: 1/16" = 1'-0 (BUILDING B)BLDG. BBLDG. ABLDG. CATTACHMENT 1 Item 3Packet Page 19 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8VITREOUS CHINALAVATORYPENNINGTONK-2196-8 MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO 09-17-2019BLDG. A THIRD FLOOR PLANSSCALE: 1/8" = 1'-0"BLDG. A SECOND FLOOR PLANSSCALE: 1/8" = 1'-0"BLDG. A FIRST FLOOR PLANSSCALE: 1/8" = 1'-0"LIVINGROOMKITCHENLIVINGROOMKITCHENBATHBATHBATHDECKDECKDININGROOMDININGROOMMASTERBEDROOMGARAGEUNIT 1GARAGEGARAGEUNIT 2DEN(NOT FOR SLEEPING)PER 17.158.012OPEN ON ONE SIDENO CLOSETA3.0BLDG. A FLOOR PLANDEN(NOT FOR SLEEPING)PER 17.158.012OPEN ON ONE SIDENO CLOSETBATHMASTERBEDROOMBEDROOMBEDROOMATTACHMENT 1 Item 3Packet Page 20 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO 09-17-2019BLDG. B THIRD FLOOR PLANSSCALE: 1/8" = 1'-0"BLDG. B SECOND FLOOR PLANSSCALE: 1/8" = 1'-0"BLDG. B FIRST FLOOR PLANSSCALE: 1/8" = 1'-0"BATHBEDROOMBATHBATHBATHKITCHENKITCHENDININGROOMDININGROOMLIVINGROOMLIVINGROOMDECKDECK2 CARGARAGEUNIT 1GARAGEUNIT 2BEDROOMBEDROOMBEDROOMDEN(NOT FOR SLEEPING)PER 17.158.012OPEN ON ONE SIDENO CLOSETA3.1BLDG. B FLOOR PLANDEN(NOT FOR SLEEPING)PER 17.158.012OPEN ON ONE SIDENO CLOSETATTACHMENT 1 Item 3Packet Page 21 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO 11-04-2019BLDG.C FIRST FLOOR PLANSCALE: 1/8" = 1'-0"BLDG. C SECOND FLOOR PLANSCALE: 1/8" = 1'-0"BLDG. C THIRD FLOOR PLANSCALE: 1/8" = 1'-0"DECKLIVINGROOMKITCHENBATHDININGROOMBEDROOMBATHGARAGEMASTERBEDROOMDECKCLOSETBATHROOMMASTERBEDROOMCLOSETBATHROOMDECKOPENA3.2BLDG. C FLOOR PLANCLOSETATTACHMENT 1 Item 3Packet Page 22 PLPLPL9'-0"27'-0"3'-0"25'-9"23'-9"7'-0"9'-0"27'-0" 22'-5"7'-0"9'-0"27'-0" 19'-0"3'-0"3'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT31'-2"GROUND FLOOR0'-0"PLPL8'-0"9'-0"30'-6"19'-0"3'-0"7'-0"9'-0"30'-112" 19'-0"GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT32'-5"MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO 09-17-2019BLDG. A ELEVATIONSCALE: 1/8" = 1'-0"BLDG. B ELEVATIONSCALE: 1/8" = 1'-0"BLDG. C ELEVATIONSCALE: 1/8" = 1'-0"A4.onorth elevationsSOUTHSOUTHSOUTHvertical fiber cementboard and batten siding,refer to material boardfor colors on each househorizontal fiber cementship lap siding, refer tomaterial board for colorson each houseFor all trim color and window color,please refer to material board ATTACHMENT 1 Item 3Packet Page 23 GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT32'-5"ROOF HEIGHT31'-5"PL7'-0"9'-0"31'-2"18'-11"GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT31'-2"MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO 09-17-2019BLDG.C EAST ELEVATIONSCALE: 1/8" = 1'-0"BLDG. A EAST ELEVATIONSCALE: 1/8" = 1'-0"BLDG. B EAST ELEVATIONSCALE: 1/8" = 1'-0"A4.1east elevationsvertical fiber cementboard and batten siding,refer to material boardfor colors on each househorizontal fiber cementship lap siding, refer tomaterial board for colorson each houseFor all trim color and window color,please refer to material board ATTACHMENT 1 Item 3Packet Page 24 GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT32'-5"ROOF HEIGHT31'-2"GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT31'-5"MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO 09-17-2019BLDG. A WEST ELEVATIONSCALE: 1/8" = 1'-0"BLDG. C WEST ELEVATIONSCALE: 1/8" = 1'-0"BLDG. B WEST ELEVATIONSCALE: 1/8" = 1'-0"A4.2west elevationsvertical fiber cementboard and batten siding,refer to material boardfor colors on each househorizontal fiber cementship lap siding, refer tomaterial board for colorson each houseFor all trim color and window color,please refer to material board ATTACHMENT 1 Item 3Packet Page 25 PLPLPL7'-0"9'-0"3'-0"19'-0"27'-0"7'-0"9'-0"30'-6" 19'-0"7'-0"9'-0"27'-0" 22'-5"8'-0"9'-0"32'-5" 19'-0"3'-0"GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT32'-5"PL9'-0"27'-0"3'-0"GROUND FLOOR0'-0"FINISHED FLOOR HEIGHT9'-1"FINISHED FLOOR HEIGHT19'-2"FINISHED FLOOR HEIGHT27'-3"ROOF HEIGHT31'-5"MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO 09-17-2019BLDG. B ELEVATIONSCALE: 1/8" = 1'-0"BLDG. C ELEVATIONSCALE: 1/8" = 1'-0"BLDG. A ELEVATIONSCALE: 1/8" = 1'-0"A4.3south elevationsNORTHNORTHNORTHvertical fiber cementboard and batten siding,refer to material board forcolors on each househorizontal fiber cementship lap siding, refer tomaterial board for colorson each houseFor all trim color and window color, pleaserefer to material board ATTACHMENT 1 Item 3Packet Page 26 MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO 09-17-2019 EQUINOX (3 PM)EQUINOX (12 PM)EQUINOX (10 AM)SUMMER (3 PM)SUMMER (12 PM)SUMMER (10 AM)WINTER (3 PM)WINTER (12 PM)WINTER (10 AM)A5.0SHADE STUDIESATTACHMENT 1 Item 3Packet Page 27 MILL STREET COMMONS 1034 MILL STREET, SAN LUIS OBISPO 09-17-2019 A6.0STREET RENDERINGATTACHMENT 1 Item 3Packet Page 28 Meeting Date: December 16, 2019 Item Number: 4 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The applicant is requesting design review of a modification to a proposed mixed‐use project consisting of 1,250 square feet of commercial use fronting Broad Street, 39 affordable multi‐family residential units (extremely low, very low, and low income), one manager’s unit, and onsite amenities for residents including a 1,692‐square foot community room, a courtyard with turf, children’s play equipment, patio, and a barbeque area (Attachment 1, Project Plans). The project includes a nine percent density bonus and onsite improvements including surface parking, trash/recycling areas, covered bicycle parking, monument signage, and associated tree removals and new landscaping. The applicant has requested an exception to Engineering Standards to allow landscaped bulb‐outs every 12 spaces (where the standard is one every six spaces). Previous Entitlement Background. On November 20, 2017, the Architectural Review Commission (ARC) approved a project on this project site that consisted of approximately 1,288 square feet of commercial space and 40 residential units, including four low‐income affordable units, 32 workforce housing units, and four market rate units, including an approved nine percent density bonus and a categorical exemption from environmental review. The ARC Agenda Report and previous plans are available online: https://opengov.slocity.org/WebLink/DocView.aspx?id=69244&dbid=0&repo=CityClerk General Location: The 1.36‐acre project site is located on the east side of Broad Street, approximately 500 feet north of Industrial Way. The site is accessed via an existing road extending off Broad Street. Present Use: Vacant Zoning: Service Commercial with Special considerations overlay (C‐S‐S) General Plan: Service and Manufacturing Surrounding Uses and Zoning: East: Plumbers and Steamfitters Union, commercial and industrial uses / C‐S‐S West: Damon‐Garcia Sports Fields, Broad Street / PF and C/OS FROM: Shawna Scott, Senior Planner PROJECT ADDRESS: 3720 Broad Street FILE NUMBERS: ARCH‐0641‐2019 APPLICANT: People’s Self‐help Housing REPRESENTATIVE: Steven Orozco ____________________________________________________________________________________________________ For more information contact: Shawna Scott at 781‐7176 or sscott@slocity.org Figure 1: Subject Property Item 4 Packet Page 29 ARCH‐0641‐2019 3720 Broad Street Page 2 North: Ironworks affordable housing development, Derrel’s Mini Storage / C‐S‐S South: The Gas Company / C‐S‐S 2.0 PROPOSED DESIGN Architecture: Industrial / Contemporary Design details: Two‐story structure fronting Broad Street (commercial and residential uses); three‐ story structure internal to site (residential units, manager unit and office, community room) and surrounded by surface parking to the west, south, and east; central outdoor community space and private covered balconies; covered exterior walkways on each floor; green batten metal awnings, variations in roof form, variety of window shapes and sizes; the site is unique in that there is a private access drive between the project site and the Iron Works mixed‐use development to the north. Materials: Stucco, standing batten metal roof and awnings, corrugated metal siding, Fibrex©1 windowpanes Colors: White, green, maroon, metal To provide context to the review, the figures below show the pr evious project rendering as seen from Broad Street (Figure 2), the current project rendering as seen from Broad Street (Figure 3), the rendering of the Iron Works project located to the north as seen from the common drive (Figure 4), and a rendering of the project as seen from the common drive (Figure 5). 1 Made of reclaimed wood fiber and thermoplastic polymer Figure 2: Previous project rendering Figure 3: Proposed project rendering Figure 4: Adjacent Iron Works rendering Figure 5: Proposed project rendering Item 4 Packet Page 30 ARCH‐0641‐2019 3720 Broad Street Page 3 3.0 FOCUS OF REVIEW The proposed modification is significant; therefore review by the ARC is required. The ARC’s role is to 1) review the proposed mixed‐use project in terms of its consistency with the Community Design Guidelines (CDG) and applicable City Standards and 2) provide comments and recommendations to the Community Development Director. 4.0 PROJECT STATISTICS Site Details Proposed Allowed/Required Setbacks Front Side Streetside Rear 16 feet 50 feet 12‐24 feet 65 feet 15 feet 0 feet 10‐15 feet 0 feet Maximum Height of Structures 35 feet 35 feet Max Building Coverage (footprint) 23% 75% Required Parking Spaces 87 79 Required Bicycle Spaces 80 80 Environmental Status Class 32 (Infill) Categorical Exemption 5.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS2 Highlighted Sections Discussion Items Chapter 5 – Residential Project Design § 5.2.E. Site Planning The CDG notes that multi‐family project site planning should emphasize the needs of pedestrians and cyclists rather than cars. The proposed site plan incorporates walkways surrounding and internal to the residential structure. The project also incorporates common space internal to the site, and shielded from Broad Street and the private common access drive along the northern property boundary. The ARC should discuss if the multi‐family residential project’s site plan meets the intent of the CDG’s design principles for residential projects. § 5.4.A. Multi‐family and Clustered Housing Design, Site Planning The CDG states that multi‐family units should be clustered, and a project of more than ten units outside the Downtown should be separated into structures of six or fewer units. The residential component of the proposed project consists of five residential structures connected by walkways and a common roof. Each three‐story structure includes six to 12 single‐story units. While the buildings are clustered, the ARC should discuss if the walkways between the structures provide enough separation consistent with the CDGs. 2 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Item 4 Packet Page 31 ARCH‐0641‐2019 3720 Broad Street Page 4 Highlighted Sections Discussion Items § 5.4.B. Parking and Driveways The CDG states that long, monotonous parking drives and large, undivided parking lots are discouraged. The proposed surface parking area would locate vehicle spaces primarily behind or under the proposed buildings, with six spaces proposed parallel to the private access drive along the northern property boundary. In order to provide the desired number of parking spaces, the applicant requests an exception from the City’s Engineering Standards regarding minimum number of landscaped bulb‐outs – four are proposed within the parking area, with additional planted areas and trees proposed along the perimeter of the site, at the driveway entrances, and adjacent to the trash enclosures. The ARC should discuss if the proposed parking lot and landscaping plan is appropriate based on the location and size of the parcel, and similar site design in the surrounding area. § 5.4.C.1 and 2 Multi‐ family project architecture The CDG states that a structure with three or more attached units should incorporate significant wall and roof articulation to reduce apparent scale. The proposed project incorporates the use of exterior balconies, walkways, awnings, wall articulation, and varying roof forms on all sides of the project. The ARC should discuss the project’s application of varying horizontal and vertical articulation, and identify if additional articulation is warranted. § 5.4.C.4 Dwelling unit access The CDG notes that the use of corridors to provide access to five or more units should be avoided, and access points should be clustered in groups of four or less. As each unit is single‐story, and the stairways and walkways are protected from the elements and provide access to laundry facilities on each level, the internal walkways provide access to more than four units. The ARC should discuss consistency with this guideline. 6.0 ACTION ALTERNATIVES 6.1 Recommend approval of the project, which may include specific conditions of approval to be considered by the Community Development Director. 6.2 Continue the project. An action continuing the application should include direction to the applicant and staff on pertinent issues. 6.3 Recommend denial the project. 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CA f'MOt,j(. l805t�l·4,0, COMPARAI\VE DATA SUMMARY • : SUl 4 UUAU • U{UllA'I O • 1,.u .... ,,. , .... _._ Al ATTACHMENT 1Item 4 Packet Page 33 ; I J ,L- a• Peoples' Self-Help Housing PARCEL 4 77 PM 16-17 LOT 95 1 LS 92 _,,EXl5'-"=T�IN�G�T�=-..,OG='-RAPH:..=....c���M�Af'..,_���i,;:r;""'7� VICINI TY MAP ;;&Lt PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBISPO, CALIFORNIA EXISTING TOPOGRAPHIC MAP 11111}Sa1� PARCEL 1 77 PM 16-17 m "'°""''**""""ti""" C!)�f'llr...,,....,!Oallll«,,l,IUI m-�w•lll)CMO '*"''" . . .wJAUU.liU • U(U1u10. 1,;s.1,..,,,. ·�,-·� A2 ATTACHMENT 1Item 4 Packet Page 34 I \ .........., ...., I I \ 'PAR!:El 4 ;n PM 16-17 \ \ \ ------- -- - ------ - --- -- - -J _ -- - _\ --- - -- - - - - ------ ---- - -- - - --- -- - -------_/ / LOT 95 1 LS 92 I PARCEL I 77 PM 16-1 ,7 I �Mtr-:---/ ' / eE�ES' SfLE-t:IELe tiWSlli' a:BQA[l SIBW UNIT MIX ANAL \"SIS .. ,G, 0 E ti 6 H ;; �-; IOl�l ,, .. , UNIT NA.Mt '' SS �zzs�= UNIT TYPE u u u !I.:..� J.ll£A son. H H H ii PATIO SO. rf •• �2 =� ·= IIJJlli...Ilfi R<SIOU<11"-......... HtJrt\OOlt 1 0 0 • 0 0 , 0 """'""""' 0 0 • l I J 1 ..., .....' 0 0 ' I 1 ! 1 ........ . . . " .. . . ,. ..... I <XlUM£jlO"'- 0 ' '. 0 0 0 0 0 ' '. 0 0 0 0 . UNIT TOT.4l . ' ' ,�r, ..... UNIT NAM 5GD 6 l" !§ t.NIT TYPE ! � � TOTN.. .. " " .. COMPARATIVE DATA SUMMARY a• Peoples' Self-Help Housing PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBISPO, CALIFORNIA MODIFICATION MASTER SITE PLAN PROJECT SOLAR AREA C�&I.OCSOI.ARA!ttA• 1.$13$1. ;,t:��� TOTAL SOlAR AllfAFOtPROJECT • 6.196S.f H0�"1£APE1t�l1 •&.t9,S.f,IAOUl'fiS • 1$4.9()$.,./UHll l$.1'9U Mildid . . .su,,utuu • u<u1tr1 0. lt!.1 1M•1,- , .... _,_ A3 ATTACHMENT 1Item 4 Packet Page 35 a• Peoples' Self-Help Housing - W:ltlt:tlOU'tlOW#illl'IIOTfC1ICllil'°IAII���,'°"' Al.lOlM:IUTIOIII-GIVGWl)9'WJ.-lll«.l,lllllwe9-llC�FDiSCQfrffAICD .. � .... 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'"""' � .... �,.,a��__...,,,.,... ••"'""._no ... ,.�»-a• Peoples' Self-Help Housing I .--------------------------------------------------------------------------------------- PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBISPO, CALIFORNIA MODIFICATION LANDSCAPE PLAN 11/l i/2ow PRtllMINARY MAWA/ETWU CALCULATIONS tffl)tQlQNtM&,(1,11 1 1 1 I\ANfWAJf,;ltUSEM'E Hn5.$iTi WATH CONSERVATION STATIMENT M(OHCll'l\Jllt� 1Vrf(Cc:,,.cunt+4t wrttt JHt I\Al<ol�Nib �ll)li .. ..,..., �������=�,��..:&�$ t(C�OG'l'N./0....-�� ; i���t��=�-��OWN(.,c-� 1, INftGM!'!OPV,ktOl'IIGH l'\ANl'1'ol.t11Uk-M.ltt1<o1fO-,VC010W\KffMMU1WAft..._; lfQVlfWf+ITT>Yff14Nf.,oO;,tfl't*ll(JP,f� I II\N'ttSIN$"1MtfOWITl1!,QJ�lfft•ilM � .... MOMfl'l1\f�mQNGIIO(Jf.,,;c, ,V,.1 GIOW'll'I. W'll'ltOC.W CWU.S\<Y.r.JU l rou,�o,.�,w.n�""'°��...,r,,.c;l\'N'OtAro.. ._ WOftO#•AlUWflN,1\ CONCEPT NOTts 1 =����tt'c!!�(����i� ) ��,dil'.������f���� �'t'\�����A.1��1��·wnv.w .. J !!::1'1fl::.��:'����NC>MAn�OtJ� .:v 1'' � o· a· 32· �---,:=:I , l' �. I G' 0 OASIS ASSOCIATES �A .. 0,5,(:A"C" AIIC .. uf(CTVP( • ,.,.,.�llj{, w, � tDU•tlOII ...._oi.r,.,.aoc_C(l,I c., z -0 0 � • '*"''" :su,,auuu • uuuU"10: 1,u .... ,,. i...,,..,_ AS ATTACHMENT 1Item 4 Packet Page 37 0 30 RENDERING LOOKING FROM THE NO RTHWEST ,·J\.•("eople,• U Self-Help Housing �Wb�b SELF-HELP HOUSING 3720 BROAD STREJJ�sEOTB PLACE ' 151'0, CALIFORNIA MODIFICATION PROJECT CHARACTER 11/i l OJ'> ®30 RENDERING LOOKING FROM THE NORTHWEST ,------- •' fFildid • S,uO, UU.&U • U(UllA'IO • ··� ..... ,.. .,..._,_. A6 ATTACHMENT 1Item 4 Packet Page 38 CD 30 RENDERING LOOKING FROM THE EAST ,·J\.•("eople,• U Self-Help Housing �Wb�b SELF-HELP HOUSING 3720 BROAD STREJJ�sEOTB PLACE ' 151'0, CALIFORNIA MODIFICATION PROJECT CHARACTER 11/i l OJ'> 0 30 RENDERING LOOKING FROM THE SO UTHE AST •' fFildid .s.uo,UU.U4 • U<illU'IO• ··� ..... ,. . .,..._,_. A7 ATTACHMENT 1Item 4 Packet Page 39 DERREL'S STORAGE a• Peoples' Self-Help Housing IRON WORKS PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OB!SPO, CALIFORNIA MODIHCA TION COMPOSITE ELEV A TION 11/l t}:zOJY BROAD STREET PLACE GAS COMPANY o· a· 32· ei-,� ' �· I G' '*"''" : sut, llll.&14 • U(UllA'IO : c,u .... ,,. 1"'6,1,..,_ AB ATTACHMENT 1Item 4 Packet Page 40 ,·.;\,•("eople,• U Self-Help Housing llNIT • 16 1·6EDROOW1-6ATH • OPTION 1 W·HT UNIT· 16 1-61:DROOM/I-SATH V<hi<f K.&iM!X·WMH Vl ,N7 e,tru;.Ohi'JIR.A•425(1ft I VNIT P\Jll\'S FOR COMMERCIAL Ell.Jll.00(; TYPES I )IOTE,,'U.f4,F()OJNIZJ,.�T'Oe�.lRf� PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBlSPO, CALIFORNIA MODIFICATION MIXED-USE BLDG UNIT PLANS 11/l i/:h,1\J Ft@iilM!X • .QS!dH �J,R!J,,•'15G.ff. • MN if did . . • S.Uf 4 UUAU • U(UllA'IO • 1,.u .... ,,. ,...,_,_ A9 ATTACHMENT 1Item 4 Packet Page 41 MIXED-USE BLOG ROOF PLAN IC.II.LE : Hr•t'-0. TOT�eLl,.DNl!,�AAf.,l.•1,b��.f a• Peoples' Self-Help Housing IOO()f(:tAIUl: IECON)ltvfL ffl�::±:::1::-�-:t:+� HC:�l&ValO'l"4c •:Z.lMI' •I.MU. COMMU,CA.l� ...... ""''' ""'" 'Olo\l.�� COMMOlt .U LUt """'""""""'- :�:::: .... ,., ·•�u MIXED-USE BLOG SECOND LEVEL JCALt.:t1t••t· .. • PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBISPO, CALIFORNIA MODmCATION MIXED-USE BLDG FLOOR PLANS ll/l1J$01Y I I \ MIXED-USE BLOG FIRST LEVEL ICALf: Hr•r .. -• Miiiiid . . .wi,,uu.1,14 • \t,u.utrio. ll!J ..... ,. , .... _._ AlO ATTACHMENT 1Item 4 Packet Page 42 COMMERCIAL BLOG NORTH ELEVATION (PROPOSED) COMMERCIAL BLDG SOUTH ELEVATION (PROPOSED) ,·J\.•("eople,• U Self-Help Housing BROAD STREET· COMMERCIAL BLDG WEST ELEVATION (PROPOSED) COMMERCIAL BLDG EAST ELEVATION (PROPOSEDI PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBlSPO, CALIFORNIA MODIFICATION MIXED-USE BUILDING ELEVATIONS l l/11)5:QJY o· 4· 2' 8' lG' I '*"''" : sut, lUl,lU • U(UllA'IO : t•!J .... ,,. • .,..._,_ All ATTACHMENT 1Item 4 Packet Page 43 UNIT -IA l-6EDl<OOt-',/1-6ATH ,1,•.r4 a• Peoples' Self-Help Housing #\.6!i>NJ.,»ihff ��·,.,.5Q.'F'" V<l',r<f UNIT -2A 2-6EPROOM/1-6ATH i'l.C(:flHel>.•4¥>15Q.rl �YNC!A•��.,. nZ!i';A>W,,,ljs,[fT 5AC.GO!n'AAP.•,,5a.FT. UNIT -25. 2-51'--DROOM/l-6ATH Q1.•,1'.(7 I UNIT PLANS FOR RBIDEl!TIAL BVILDIN6 TYPE, I "'11'!,J,L!.�N,(TAA!A��llt!�� PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBISPO, CALIFORNIA MODIFICATION RESIDENTIAL BLDG UNIT PLANS 11/Jt):zOJ'> i'il50UJ©>· 12'51iHf �YAA!A•'25C2-n UNIT -36. 3·SEDROOM/2-6ATH 1JNlT -2C. 2-6EDROOM/1-6ATH V"··.¢' ,a,.21oit.;J©;.�1M.tt �YMVt.•4),0""1" 8' ' • lw11u1e :S&IU,UWU • U(UllA'IO: 1,u,..,,,. ..... _,_ A12 ATTACHMENT 1Item 4 Packet Page 44 63 51 sf 49 48 a• Peoples' Self-Help Housing 47 46 4S U1ICMMC:IA•t.U: IIU!llYtL �UNf� uo , .... u'1u •u,u, ntlHflA. UO·J.,_ ll1&lU •lJlUJ mi':7:�'"Jl��:::M ,...,.. ..... i,fUMl'M.. uo ,. .... uuu •Ut,1.)1 1�:=:.. ::. ::: :;:� :1�ru i:::=� �:.;:: :m!! :m� �� SfOOt,l)lf'<ftJOll\l._ •Ml.10)11 -- � �I I I I I I Pl�� UO U" XtttU •7AAH(lltl!«'* UO 2M. XftlH •tfJlJ £$1\.NU.\. no IIA O.,U•VI.UJ 1•J1.H1• 210-IM :.:mu•mu CIJ1,'411lC , 2IO-IM :l1$1SI •1St$.I QU!!!..Y., JIQ>JU. UMU ••MU.. �Lf\ln.fOlilt; •IG.IOSll •2U12U DGE OF PAVEMENT 73 74 75 1/ 11 I ""' / 36 35 :l4 33 32 31 PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBISPO, CALIFORNIA MODIFICATION RESIDENCE BLDG FIRST LEVEL 11/Jt}SOJV 78 79 ·o'/' 27 26 25 24 LOCATION OF RElOCATW HYDRANT TO PROVl��-MIN f'IRE FLOW or 2.� GPM 7 6 5 3 2 .23 22 21 20 • Miiiiid :su'4UtUU • U(Ullflo: lt!J .... ,,. ..... _._ A13 ATTACHMENT 1Item 4 Packet Page 45 a• Peoples' Self-Help Housing llt:SilCIOICtAl:U.SI NISIU.YIL 111.,...� .no 1..., u•1v •1M,)1,, J,Jt.Hf:1A llO·I .... X1�U•l11HI 11JIHfJ.-..__,.o.:Jv, taut .,,oou., !«)I I.IV(� IOtM.:. • IM+O --no 1 .... ll,.,u •UAJ.I no ,.,. :n�u •Ml! UO·U,., H4U •.).71UJ111>-IIA lln)lJ•n)U .,..,. ll-nU .>•nu, .. " •lQ.IO)S} 1..-0� Qll,Nf� :uo 2'4 '"\SJ .. ,..," Cll\lllnlk )to UA .XtUSI •mu 4$1\&412". ,.0 IM 0'3'1 •lJUS.f t11Uhff21. 2.o-1&or.. .xmu •mu UIVtifl�i UO·IM. ltl$UI •1$H.I L��IM lll!J! ::::::, tl,II.OIHO,o!A,l •t7.tnlJ co,,w,ow .uw. � .... u �eoo,... •IM71' 73 74 75 76 77 PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBISPO, CALIFORNIA MODIFICATION RESIDENCE BLDG SECOND LEVEL 11/Jt}S:OJ'I 78 79 . . •W1'4UtUU • UCt.UlrlO• ll!J ..... ,. , .... _._ A14 ATTACHMENT 1Item 4 Packet Page 46 53 fi4 a• Peoples' Self-Help Housing llt:SilCIOICtAl:U.SI NISI U.YIL llfl,NI� .no 1..., u•1v •1M,)1,, J,Jt.Hf:1A llO·I .... X1�U •l71HI 11JIHfJ.-..__,.o.:JV, taut .,.-v !«)I I.IV(� IOtM.:. • 1, ... 0 --no 1 .... ll,.,u •UAJ.I no ,.,. :n�u •Ml! UO·U,., H4U •l71UJ 111>-IIA lln)lJ•n)U .,..,. ll-nU .>•nu, ... •lQ.IO)S} EOG£ OF PAVEMENT -I AsPH ALT ROAD l �LEf'HONt 1..-0� Qll,Nf� :UO 2'4 l"\U •l.#)LI Cll\lllnlk )to UA .XtUSI •mu 4$1\&412". ,.0 IM 0'3SJ.•l.1US.f t11Uhff21. 2.o-1&or.. .xmu •mu UIVtifl�i UO·IM. 0.iUI •7}1$.I L��IM IP!V ::::::, tl,II.OIHO,o!A,l •'7.tnlA co,,w,ow .uw. � .... u �eoo,... •IM71' -' -•_[,RI$£� -'-E�GLO� _:��EN_T_• --�,-- - �,----• -• -• 70 71 72 73 74 75 PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBISPO, CALIFORNIA MODIFICATION RESIDENCE BLDG THIRD LEVEL 11/lt}Saw LOCAnON Of R£LOCA J�O !,YDRANT TO PROVIDC A �IN F1RE FlOW or 2,260 GPM • 1¥111¥16 . . •W1'4UtUU • UUlllrlO• ll!J ..... ,. ..... _._ A15 ATTACHMENT 1Item 4 Packet Page 47 64 a• Peoples' Self-Help Housing EDGE Of P/\VE\IE>H } ASPHA �01\0 I �HO.-:t '1 LOCAT ON Of " ·-·-• -• - • �. -• / __ , --• -, E�Gt-. _:�:. • �E�OC,\�O���ANT. -N66'.�8'48"E ---�-----------------------------------------------. , .,--- 4J6 15' T T T 73 74 75 76 PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBISPO, CALIFORNIA MODIFICATION RESIDENCE BLDG ROOF PLAN i 1111JSaw 1¥181116 :wi,,uum • 1,1,u.utrio: ll!J .... ,,. 1..w-·- A16 ATTACHMENT 1Item 4 Packet Page 48 RESIDENTIAL BLDG EAST ELEVATION (PRDPDSEDl ,·J\.•("eople,• U Self-Help Housing BROAD STREET· RESIDENTIAL BLDG NORTH ELEVATION (PROPOSEOl .i,�·-Q• A.,.f'_. RESIDENTIAL BLOG SOUTH ELEVATION (PROPOSED) PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBISPO, CALIFORNIA MODIFICATION RESIDENCE BLDG ELEVATIONS 1,111/lu1\f RESIDENTIAL BLDG WEST ELEVATION (PROPOSED) o· 4· 2· s· 1G· I '*"''" : sut, llll.&14 • U(U llA'IO : 1,u .... ,,. • .,..._,_ A17 ATTACHMENT 1Item 4 Packet Page 49 ---- L u 10 ®� BIKE PARKJKG FRONT ELfVATION -"'"""-1'1,Mfflt-..,O _,.......,.. 0'1�"™ :----lµ...j..-5:9:. ®� 6fi<E PARKJKG REAR ELfVATIOt-l a• Peoples' Self-Help Housing -·- 't� � """"'""-JllMn:kP....,.. ,0 _.,.....,,.. ��� ........ uv,-:,aii� ··$ff1:L�-f =�, 1- Q)?,;.�;� TRASH ENCL051JRE --(j N �� �-� 4386 OH San!• Fe Road • San Lula OtllSfl(I, CA t.>401 IOS.S43-0t7S �"'"°" 0,...l,,Ml!Wc,llt ,1......,.0..:..An-....1'-C w....,.o-..�-1,.( ....... IIIM,,-..,OI (W.U.U.i111 �1""1�11"0 r ... uo,1,i.:.n•• ��-....... - S..ti...�-�-�-�-ltll"PSl+IS-OS""""*��w._... ... �,.,-........ � .... ,....h�OC*!lhCOf!ld"""'f--"',,...._..._,.._.._.., .. �-� ... � ..... �--�-"""·'"�In ... ..,_llliiN�AINIOOIIIOlfl Siw!U*O...,�•----........... �LETTER OF APPR(NAJ.. FROM SLO Y'VISTE W-'I.IIG!:MENT P OPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBISPO, CALIFORNIA TYIPCAL TRASH ENCLOSURE & COVERED BIKE PARKING 11/Ji/:zOJY I �I 1 r-d u 1--.\ lj l ,J (D2-61N TRASH ENCLOSURf • ·11.·,1q -=-"""°*�'° ......,,_,,.. .............. ��. _,,,_ -·---- o· 2·s· b..'--, ' , • 4• Mildid :wi"utuu • u<tulrio: 1,:,1 .... ,,. , .... _._ A18 ATTACHMENT 1Item 4 Packet Page 50 a• Peoples' Self-Help Housing Nott: F:ihtiC'.tlot lO C'OMIICI Pierre R;.lkmnl:tf" Des.igo lo, producoon·re;ljjy \'IX1« fik" (oral I ,.i,n 1rnrhie"', Dign'.llllyprmlC'd runco1ori111tn ,a.-cl n'll)llrttcd oo 12"'th.ck mc1al.,Jgnc:ibinc1. Top.rc..wllltd cdr .. ,ciri.: �mh.'(11() n�tch oottt botdct rolor klbbal metal \lltfott-10 ,11:iseh bulld1ng \ldit11 Pron1 View (�ign ;, double sided) Broad Street Monument Sign l:,;.1emal illuminuoon: llubl)l.c Ugh1in1 AU:.1ll..V·5K .. nZ GrouoJ .Moun1.cd Axtun: PEOPLES' SELF-HELP HOUSING BROAD STREET PLACE 3720 BROAD STREET, SAN LUIS OBISPO, CALIFORNIA BROAD STREET MONUMENT SIGN 11/Jl)$OJ¥ l'-0" Sign Atc11: 16.2$ kl· f1 o· 4• t G" �'r s· PIERRE RADEMAKER DESIGN 1o,c1QOR:>S11ET,5UTE230 SMILllSOOISPO. tAl(ffM P3401 -- TB..EPHC»E:�7774 • Mildid . . .wi,,ut uu • uou1r10. 1,u,...,,. , .... _,_ A19 ATTACHMENT 1Item 4 Packet Page 51 a Peoples' Self-Help Housing r-___ c_:_O.:_LO::_:R:,:SCH EME l I fiii:'°. ':°"::;;:;�::;�:7t'o:-�::::FO"'.".AMCC$-IU-CC_O __ _ lAHAM&RA X.SOC::RYSTALWHIJE l. �T T:=�����AL lOOf: :;;:=:==-----_!_l�.'*'�OC<Gftrn� 3, WINDOW RAMt ::!�$ON SlR!ES 100\WfflOWS 4' �����::flAlS(OINGCOlOI "1/\S INfE�NA��LOt: CO�JfO STEEL WITH ACR'tUC COMING 97 S. �,:,�v;;iA��StDrHG COtOlt REOW00007 6. �W6�b 5§¥-HELP HOUSING 3720 BROAD STREET, SA�roifsroPL�CE MODIFICATION 'CALIFORNIA sCALo, ,1..,., •• 0, COLOR AND MATERIALS 1 l/Jt}:zgJ'I � � � 0 0 � • f*iiliid • \Uf .1, UUAli • U(UllA'IO • 1,.u ... ,,,. ,...,_,_. A20 ATTACHMENT 1Item 4 Packet Page 52