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Home My WebLink About02-10-2020 ARC Agenda Packet Agenda Architectural Review Commission Monday, February 10, 2020 5:00 p.m. RESCHEDULED Council Hearing Room REGULAR MEETING 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. CONSIDERATION OF MINUTES 1. Minutes of the Architectural Review Commission meeting of December 16, 2019. 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. Architectural Review Commission Agenda for February 10, 2020 Page 2 2. Project Address: 2690 Victoria; Case #: ARCH-0748-2019; Zone: C-R-SF; Housing Authority of City of San Luis Obispo, owner. Review of a new, four-story, mixed-use project including 32 low-income affordable units and approximately 1,200 square feet of commercial space. The project includes two requests for incentives or concessions in connection to providing affordable housing: a residential density bonus of 106%, and an increase in allowable height to 47 feet where 40 feet is the standard. This project is categorically exempt from environmental review (CEQA). (Kyle Van Leeuwen – 45 minutes) Recommendation: Review the project in terms of its consistency with the South Broad Street Area Plan, Community Design Guidelines and applicable City policies and standards. 3. Project Address: 1034 Mill Street; Case #: ARCH-0551-2019; Zone: R-2; Brian Rolph, applicant. Continued review of three new three-story buildings on two lots, containing a total of three single-family dwellings and two Accessory Dwelling Units; this project is categorically exempt from environmental review (CEQA). (Walter Oetzell – 45 minutes) 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. COMMENT & DISCUSSION 4. Staff Updates ADJOURNMENT The next Regular Meeting of the Architectural Review Commission is scheduled for Monday, March 2 , 2020 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 appropriate appeal fee must accompany the appeal documentation. Architectural Review Commission Agenda for February 10, 2020 Page 3 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 Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, December 16, 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, December 16, 2019 at 5:03 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Vice Chair Amy Nemcik. ROLL CALL Present: Commissioners Richard Beller, Mandi Pickens, Micah Smith, Christie Withers, Vice- Chair Amy Nemcik Absent: Commissioner Michael DeMartini and Chair Allen Root (arrived at 5:06 p.m.) Staff: Senior Planner Shawna Scott, City Clerk Teresa Purrington and Deputy City Clerk Megan Wilbanks PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None --End of Public Comment-- PRESENTATION 1.Annual Review of the Architecture Review Commission Bylaws City Clerk Teresa Purrington presented the Architectural Review Commission Bylaws, last adopted February 6, 2018, and responded to Commissioner inquiries. ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY COMMISSIONER PICKENS, CARRIED 4-2-1 (Chair Root and Vice Chair Nemcik dissenting, Commissioner DeMartini absent) to forward the following recommendations to City Council for approval: •CONDUCT OF MEETINGS, Section 3c: The applicant and/or applicant’s representative shall be provided 10-minutes total to make a presentation on behalf of the request at the beginning of public comment. •COMPENSATION: The City Council has approved a stipend of $70 per meeting (not to exceed $280 monthly) for each member of the ARC (Resolution No. 10887 [2018 Series]). Item 1 Packet Page 1 DRAFT Minutes – Architectural Review Commission Meeting of December 16, 2019 Page 2 APPROVAL OF MINUTES 2. Consideration of Minutes of the Regular Architectural Review Commission Meeting of November 18, 2019. ACTION: MOTION BY COMMISSIONER PICKENS, SECOND BY COMMISSIONER SMITH, CARRIED 6-0-1 (Commissioner DeMartini absent) to approve the minutes of the Regular Architectural Review Commission meeting of November 18, 2019 as presented. PUBLIC HEARINGS Commissioner Smith recused himself from Item 3 due to the close proximity of his business to the project site. Commissioner Smith left the room at 5:24 p.m. 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). Associate Planner Walter Oetzell presented the staff report and responded to Commissioner inquiries. Applicant representative John Rolph responded to Commissioner inquiries. Public Comments: None --End of Public Comment-- ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER WITHERS, CARRIED 5-0-1-1 (Commissioner Smith recused and Commissioner DeMartini absent) to continue the item to a date uncertain with the following recommendations to the applicant: • Provide additional articulation to relieve the blank walls that have no breaks, particularly those on Buildings A & B, with attention to: o The elevation adjacent to neighboring single-family dwelling (to the west) o Visible portions of the building elevation adjacent to the office building parking lot (to the east) • Provide additional articulation to the two-story building elements at either side of the entry to the common driveway Commissioner Smith rejoined the meeting at 6:04 p.m. Item 1 Packet Page 2 DRAFT Minutes – Architectural Review Commission Meeting of December 16, 2019 Page 3 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). Senior Planner Shawna Scott presented the staff report and responded to Commissioner inquiries. Applicant representatives Steven Orosco, Murray Duncan and Morgan Mills responded to Commissioner inquiries. Public Comments: Jeff Thomas --End of Public Comment-- ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY COMMISSIONER SMITH, CARRIED 6-0-1 (Commissioner DeMartini absent) to find the project consistent with the Community Design Guidelines and to recommend that the Community Development Director approve the project as presented. COMMENT AND DISCUSSION Senior Planner Shawna Scott provided a brief agenda forecast. ADJOURNMENT The meeting was adjourned at 7:02 p.m. The next Regular meeting of the Architectural Review Commission has been rescheduled to Monday, January 13, 2020 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 1 Packet Page 3 Packet Page 4 Meeting Date: February 3, 2020 Item Number: 2 Item No. 1 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The proposed project is a four-story mixed-use building, that contains 32 low income affordable units and 1,200 square feet of commercial space. The residential units provided will be mix of sizes including eight three-bedroom, eight two-bedroom, and 16 one-bedroom units. The four-story structure is proposed on the corner of Victoria Avenue and Humbert Avenue, east of Broad Street, and is within the South Broad Street Area Plan. The proposed structure provides 25 parking spaces in a parking garage on the ground floor, with access to the garage from both Victoria and Humbert. The commercial component is also on the first floor, oriented towards the corner of the two streets. The second floor will include a lobby, community room, courtyard with a children’s play structure, and nine of the residential units. The remaining 23 units are located on the third and fourth floor. The proposed project includes demolition of two existing non-historic structures onsite, the removal of seven on-site trees, landscaping, and associated site and frontage improvements. The project is proposed as a 100% affordable housing project, and includes two affordable housing alternative incentive requests (§ 17.140.070), which are subject to Planning Commission review: 1) a density bonus of 106%; and 2) an exception to the maximum height established in the South Broad Street Area Plan to allow a 47-foot tall structure where 40 feet would normally be allowed (Attachment 1, Project Plans). The Planning Commission will review these aspects of the proposal at an upcoming commission hearing. General Location: The 16,793-square foot project site is an existing parcel with access from Victoria Avenue and Humbert Avenue, east of Broad Street. The property has a slope of approximately 5%, downward from east to west. The property is within the South Broad Street Area Plan. Present Use: Non-historic residential units and storage structures Zoning: Retail Commercial Zone, Special Focus Overlay (C-R-SF). Special Focus Overlay in connection to the South Broad Street Area Plan General Plan: General Retail FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner PROJECT ADDRESS: 3690 Victoria Avenue FILE NUMBER: ARCH-0748-2019 APPLICANT: Scott Smith, San Luis Obispo REPRESENTATIVE: Aisling Burke, Ten Over Studio Non-Profit Housing Corporation ____________________________________________________________________________________________________ For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeuwen@slocity.org Figure 1: Subject Property Item 2 Packet Page 5 ARCH-0748-2019 2690 Victoria Ave Page 2 Surrounding Uses: East: Multi-Unit Residential West: Single-Unit Dwellings & Commercial North: Single-Unit Dwellings & Commercial South: Multi-Unit Residential & Commercial 2.0 PROPOSED DESIGN Architecture: Contemporary design Design details: One-, two-, and three-bedroom units, 1,200 square feet of ground floor commercial with patio, podium construction for interior parking, flat roofs, outdoor courtyard and play area, community room, residential balconies, green walls, second-story landscaping, and interior stairs & access for residences. Materials: Metal (corrugated and panels) and concrete exterior, wood siding at residential entry, perforated metal panels on balconies, metal canopies. Colors: Primary beige and grey with wood accents, dark bronze windows 3.0 FOCUS OF REVIEW The ARC’s role is to review the project in terms of its consistency with the South Broad Street Area Plan, Community Design Guidelines and applicable City policies and standards. As noted above, the proposed affordable housing alternative incentive requests for a building height of 47 feet and 106% density bonus will be reviewed by the Planning Commission at a subsequent hearing. South Broad Street Area Plan: http://www.slocity.org/home/showdocument?id=5019 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Figure 2: Rendering of project design as seen from Victoria Ave and Humber Ave. Item 2 Packet Page 6 ARCH-0748-2019 2690 Victoria Ave Page 3 4.0 SOUTH BROAD STREET AREA PLAN AND COMMUNITY DESIGN GUIDELINES DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, South Broad Street Area Plan (SOBRO) and Community Design Guidelines (CDG). The SOBRO includes design guidelines and standards specific to this area, which are intended to complement the CDG. Where there are conflicts between design standards, the SOBRO standards shall apply. Staff has identified and focused the discussion items below related to consistency with SOBRO Chapter 5 (Design Guidelines). Highlighted Sections Discussion Items SOBRO Chapter 5 – General Standards §5.3.B Buildings on Corner Lots The ARC should discuss whether the windows and architectural detailing extend to all visible elevations. The structure appears to incorporate this guideline into the project well. §5.3.C Building Surfaces over two stories high The ARC should discuss how the project provides vertical and horizontal wall plane offsets. Large multifamily or multi-tenant structures should look like separate buildings. While offsets are provided, the project will likely have the appearance of single building. §5.3.G Public Spaces The ARC should discuss if public space is integrated into the design, promoting pedestrian character and creating a sense of place, and if the primary building entrances are highly visible and prominent architectural features. The project provides a patio for the commercial component and a change in materials for the residential entrance, in respect to this guideline. §5.3 Architectural Style The ARC should discuss whether the project is consistent with the description of Broad Street Village Contemporary style1. CDG Chapter 5.3 – Infill Development §5.3.D. Outdoor living areas The ARC should discuss how the project utilizes balconies, verandas, porches, and courtyards within the building form. These amenities are included in the project. 1 South Broad Street Area Plan Broad Street Village Contemporary: Paying homage to the past with a blend of traditional and contemporary architectural forms, materials, and influences, the Broad Street Village Contemporary Style creates an urban village character unique to this area. Forms and materials are utilitarian and influenced by sustainable “green building” features, such as: solar roofs; plaster, brick, or metal exterior walls; raised and/or recessed entries, patios, porches, and balconies; arcades and courtyards; wide roof overhangs; and extensive use of glass, skylights, and sustainable and recycled building materials. This style can be used for any building type. Item 2 Packet Page 7 ARCH-0748-2019 2690 Victoria Ave Page 4 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Front Build-To Line (Victoria/Humbert) 10 feet/ 5 feet 10 feet/ 5 feet Density (units/acre) 29 (106% Density Bonus) ** 14.04 Maximum Height of Structures 47 feet** 40 feet (25 feet required) Max Building Coverage 84% 100% Total # Parking Spaces 25 25 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects) *South Broad Street Area Plan, **Incentive or exception requests for PC consideration 6.0 ACTION ALTERNATIVES 6.1 Continue the project. An action continuing the application should include specific direction to the applicant and staff on pertinent issues, including references to design guidelines. 6.2 Recommend denial the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, CDG, SOBRO, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 7.1 Project Plans Item 2 Packet Page 8 Item 2Packet Page 9 Item 2Packet Page 10 Item 2Packet Page 11 Item 2Packet Page 12 Item 2Packet Page 13 Item 2Packet Page 14 Item 2Packet Page 15 Item 2Packet Page 16 Item 2Packet Page 17 Item 2Packet Page 18 Item 2Packet Page 19 Item 2Packet Page 20 Item 2Packet Page 21 Item 2Packet Page 22 Item 2Packet Page 23 Item 2Packet Page 24 Item 2Packet Page 25 Item 2Packet Page 26 Item 2Packet Page 27 Item 2Packet Page 28 Item 2Packet Page 29 Item 2Packet Page 30 Item 2Packet Page 31 Item 2Packet Page 32 Item 2Packet Page 33 Item 2Packet Page 34 Item 2Packet Page 35 Item 2Packet Page 36 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The proposed project is comprised of three residential dwellings within three new 3-story buildings (3,640, 3,200, and 3,090 square feet each), and two Accessory Dwelling Units associated with two of the dwellings. 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 1 See Project Plans (Attachment 1) Sheets A8 & A9 (Elevations), A10 (Colors & Materials); and A13-A16 (Views) Meeting Date: February 10, 2020 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 37 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) 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 On December 16, 2019 the ARC reviewed the proposed project and continued consideration of the item to a future date, with the following recommendations to the applicant regarding design modifications that could make the project more consistent with Community Design Guidelines provided for Infill Development (CDG § 5.3): ▪ Provide additional articulation to relieve blank walls, particularly those on Buildings A & B, with attention to the elevations adjacent to neighboring single-family dwelling (west) and visible portions adjacent to the office building parking lot (east) ▪ Provide additional articulation to the two-story building elements at either side of the entry to the common driveway Additionally, the Commission expressed support for lighter-colored window trim to contrast with the darker window frame colors, and asked that additional detail be provided where deck railing was used to mitigate privacy impacts from proposed deck areas. 4.1 Responses to Recommendations Articulation - Walls. Additional articulation and relief have been provided to the west wall of Building A (see Figure 3), facing the adjacent residence, and to the east wall of Building B (Figure 4), facing the Figure 2: Project rendering (Front Elevation) Item 3 Packet Page 38 adjacent office development. Both elevations have had a projecting wall with a gable roof element added, and banding features incorporated between floor levels. An eave element is extended back along a portion of the Building A wall, from a gable at the front of the building . Articulation – Entry Features. At the entry to the project, the façade of Building A has been modified to place the gabled entry at the right side of the building, so that now a single-story element is presented at this side of the entry driveway, in place of the original two-story element (see Figure 5). While the entry at Building B is largely unchanged, the roofline has been lowered by use of a steeper roof pitch. Figure 3: Articulation of W Elev. Bldg. A (original at right) Figure 3: Articulation of E Elev. Bldg. B (original at right) Figure 4: Entry features; Bldgs. A & B (left, right); Original design (center) Item 3 Packet Page 39 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required Front Setback 15 15 Interior Side Setbacks 1-13 feet 5 feet (min.) 5 feet 14-17 feet 7 feet (min.) 6 feet 18-22 feet 7 feet (min.) 7 feet 23-26 feet 8 feet (min.) 8 feet 27-31 feet 9 feet (min.) 9 feet ADU(1) 7 feet 4 feet Rear Setback Building B 5 feet (1st fl.); 10 feet (2nd, 3rd) 5 to 10 feet Building C 20 feet 5 to 10 feet Maximum Height of Structures 33 feet 35 feet Lot Coverage 35% 60% Density Units (DU) 4.0 4.83 Total # Parking Spaces 8 6 Total # Bicycles 6 6 (2 ea. Dwelling) Environmental Status Categorically Exempt (CEQA Guidelines § 15332) (1) Accessory Dwelling Units are subject to a setback of no more than four feet, by State law Change in Number of Units. In addition to the design modifications made in response to the ARC’s recommendations, the applicant altered the configuration of the project, now providing three primary dwelling units (rather than five), two of which are provided with Accessory Dwelling Units. This change reduces the overall project density, as defined in Zoning Regulations, since Accessory Dwelling Units are not considered in density calculations. Accessory Dwelling Unit Design (Setback and Height). Building footprints and setbacks remain largely the same as those in the prior design reviewed by the ARC. However, as noted in Elevation Drawings in Project Plans (Attachment 1) a portion of Building B, at its rear along the easterly property line, is set back seven feet at each of its three stories, where the standard setback ranges from five to nine feet (increasing with building height). That portion of the building accommodates an Accessory Dwelling Unit which, under current State law, is subject to a more permissive setback requirement, not to exceed four feet.2 2 Government Code §65852.2 (D) (vii) reads, in part: “… a setback of no more than four feet from the side and rear lot lines shall be required for an accessory dwelling unit … “ Item 3 Packet Page 40 State law requires ministerial review (i.e. “building permit” review) of ADUs that do not exceed certain area and height limits. 3 The City’s revised Draft “ADU Ordinance” (as most recently reviewed by the Planning Commission and subject to City Council review on February 4, 2020), consistent with those provisions, provides for ministerial review of most ADUs, but does require discretionary review for an ADU exceeding 16 feet in height. Therefore, under new ADU provisions under consideration, the ADUs in this project would be subject to discretionary review because of their overall height. Given that 1) the ADUs are integrated into the form of the project buildings, which conform to maximum height standards, and 2) the encroachment of the rear portion of Building B containing one of the ADUs would not exceed two feet (into a nine-foot setback) at the upper portions of the building at the east side of the project, adjacent to the parking area of a commercial development, the ADUs can be found to be appropriate and consistent with both State law and the City’s Draft “ADU Ordinance” at the proposed building height. 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 action 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 3 Government Code § 65852.2 (a) (3) reads, in part: “A permit application for an accessory dwelling unit or a junior accessory dwelling unit shall be considered and approved ministerially …” Item 3 Packet Page 41 Item 3 Packet Page 42 MILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020MILL STREET COMMONSATTACHMENT 1Item 3Packet Page 43 MILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020PROJECT DESCRIPTIONThis project consists of using the existing lot and the underlyinglot line to create two separate properties with a commondriveway. The proposed smaller lot as a single family residenceon the property with an attached ADU above the garage. Thesmaller lot has a single family residence with an attached ADUabove the garage and a stand along single family residence witha larger back yard. The entire project in turn has 3 single familyresidences and 2 ADUs on the property which provides muchneeded housing to the San Luis Obispo city.A0.0PROJECT DATAPROJECT DIRECTORYOwner: Brian Rolph1031 Walnut Street, San Luis Obispo CA805.543.1212 - brian.a.rolph@gmail.comCivil Engineer: Mark DavisP.O. Box 393, Creston CA805.238.2732 - mark@daviscivileng.comLAND 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 .06 acresLot 1 Density: 2.3 Density Units 2 Density Units ProposedLot 2 Density: .8 Density Units 2 Density Units Proposed*Lot 1 Building Height Limit: 35' 32'-5" Height ProposedLot 2 Building Height Limit: 35' 32'-2" Height ProposedAdjacent Zones: Office*Allowed per Table 2-12: Minimum 2 density units per lotPARKING CALCULATIONSLot 1: 4 bedroom unit 2 parking spaces required2 parking spaces provided2 bedroom ADU 0 parking spaces required1 parking space providedLot 2: 2 bedroom unit 2 parking spaces required2 parking spaces provided2 bedroom ADU 0 parking spaces required1 parking space provided2 bedroom unit 2 parking spaces required2 parking spaces provided8 spaces provided total (6 required)Bike Stalls - 2 per single family residence providedBUILDING INFORMATIONUnit A Areas: Garage716 sq ftMain House Living Space: 1,716 sq ftMain House Deck Space: 84 sq ftADU Living Space:997 sq ftADU Deck Space:129 sq ftUnit B Areas: Garage 634 sq ftMain House Living Space: 1,589 sq ftMain House Deck Space: 81 sq ftADU Living Space:747 sq ftADU Deck Space:149 sq ftUnit C Areas: Garage 586 sq ftLiving Space:2,054 sq ftDeck Space:292 sq ftOccupancy :R-3 ResidentialConstruction Type: VB, SprinkleredSprinkler System: 13-DProposed Stories: 3 StoriesSHEET INDEXA0.0 Project Data-- Site SurveyC1.0 Grading and DrainageC2.0 Utility PlanA1.0 Site PlanA1.1 Landscape PlanA2.0 Unit A First Floor PlanA2.1 Unit A Second Floor PlanA2.2 Unit A Third Floor PlanA2.3 Unit B First Floor PlanA2.4 Unit B Second Floor PlanA2.5 Unit B Third Floor PlanA2.6 Unit C First Floor PlanA2.7 Unit C Second Floor PlanA2.8 Unit C Third Floor PlanA3.0 Unit A ElevationsA3.1 Unit A ElevationsA3.2 Unit B ElevationsA3.3 Unit B ElevationsA3.4 Unit C ElevationsA3.5 Unit C ElevationsA4.0 Shade StudiesA5.0 Street RenderingVICINITY MAPPalm StMill StPeach StWalnut St1034 Mill StMonterey StOsos StMorro StChorro StToro StHWY 101Santa Rosa StATTACHMENT 1Item 3Packet Page 44 DDE20'-0"16'-0"20'-0"8'-0"BCJGFVITREOUS CHINALAVATORYPENNINGTONK-2196-8 VIT REOUS CHIN ALAVATORYPENNINGTONK-2196-8 upVITREOUS CHINALAVATORYPENNINGTONK-2196-8upA9'-0"A7'-0"11'-0"8'-0"9'-0"15'-0"7'-0"5'-0"5'-0"7'-0"3'-0"ARCHITECTURAL SITE PLANSCALE: 1:20UNIT BUNIT AUNIT 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 TOLETTER FROM TRASH COMPANY. FRONTAGE PROVIDES ENOUGHSPACE FOR 10 BINSE: EXISTING METERED PARKING SPACES TO BE RE-STRIPED TO MEET CITY STANDARDS AND CURB TO HAVE SIGN STATING NO PARKING ON TRASH DAYF: LOCATION OF 1 TRASH, 1 RECYCLE, AND 1 GREEN WASTE BINS UNDER OPEN FRAMED STAIRSG: 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 EASEMENTREFER 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" TALLWOOD FENCEA1.0SITE PLANMILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020projectnorthtruenorthATTACHMENT 1Item 3Packet Page 45 VITREOUS CHINALAVATORYPENNINGTONK-2196-8 VITREOUS CHINALA VATO RYPENNINGTONK-2196-8 upVITREOUS CHINALAVATORYPE NNIN GTONK-2196-8up EBBBFFGE10" HOLLY OAKNON-NATIVE18" PINE24" PINE12" PALM12" PALMA4" CRAPE MYRTLE6" FRUITTREECCDTREESQTYBOTANICAL NAME / COMMON NAMESIZE8 Hymenosporum flavum / sweetshade 15 galsize: 25' - 40' tall x 15' - 20" wideWUOLS PF: .4 - .6SHRUBSQTYBOTANICAL NAME / COMMON NAMESIZE8 Achillea millefolium `Moonshine` / Yarrow2 galSize: 2`-3` tall and wideWUCOLS PF: .1 - .410 Ceanothus x `Dark Star` / California Lilac5 galSize" 6`-8` tall and wideWUCOLS PF = < .146 Festuca idahoensis `Siskiyou Blue` / Siskiyou Blue Fescue 1 galSize: 1`-2` tall and wideWUCOLS PF = < .17 Muhlenbergia rigens / Deer Grass2 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 TREESALONG 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 LEGENDMILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020A1.1LANDSCAPEPLANprojectnorthtruenorthATTACHMENT 1Item 3Packet Page 46 2.545ADEF13.546ACDEFGVITREOUS CHINALAVATORYPENNINGTONK-2196-8 2upup20'-11"21'-512"14'-5"13'-1112"16'-312"66'-1"14'-212"12'-812"26'-11"13'-9"13'-1112"19'-512"16'-5"63'-712"2 x 2 vertical wood slatspainted white to match therest of the home. spaced sothat there is no more than a4" gap between slats4 x 4 wood post withdecorative wood cap. spaced6'-0" on center maximum2 x 4 wood top rail and 2 x 2wood support below,painted white to match thecolor of the house trim2 x 4 wood bottom railspaced 3 " off finished decksurface. painted white tomatch the color of thehouse trimUNIT A FIRST FLOOR PLANSSCALE: 1/8" = 1'-0"BATHDENGARAGEGARAGEGARAGEMILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020BEDROOM(NOT FOR SLEEPING)PER 17.158.012 OPENON ONE SIDE AND NOCLOSETA2.0UNIT A FIRSTFLOOR PLANprojectnorthRAILING DETAILSCALE: 3/4" = 1'-0"ATTACHMENT 1Item 3Packet Page 47 45ABDEFGABCDEFGVITREOUS CHINALAVATORYPENNINGTONK-2196-8 2.523.54623upupdownup20'-11"8'-3"13'-2"14'-5"14'-0"16'-3"57'-10"8'-3"8'-112"19'-5"14'-012"13'-9"55'-4"12'-712"14'-312"26'-11"UNIT A SECOND FLOOR PLANSSCALE: 1/8" = 1'-0"LIVINGROOMKITCHENADU LIVINGROOMKITCHENBATHDECKDECKDININGROOMDININGROOMMILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020A2.1UNIT A SECONDFLOOR PLANprojectnorthATTACHMENT 1Item 3Packet Page 48 5BDEFGBDFGVITREOUS CHINALAVATORYPENNINGTONK-2196-8452.52C3.545VITREOUS CHINALAVATORYPENNINGTONK-2196-8 3downdown20'-11"8'-112"19'-5"14'-0"13'-912"55'-4"13'-2"14'-5"27'-912"55'-4"20'-10"UNIT A THIRD FLOOR PLANSSCALE: 1/8" = 1'-0"BATHBATHADU MASTERBEDROOMMASTERBEDROOMMILL STREET COMMONS1034 MILL STREET, SAN LUIS OBISPO01-26-2020ADUBEDROOMOFFICE(NOT FOR SLEEPING)PER 17.158.012 OPENON ONE SIDE AND NOCLOSETA2.2UNIT A THIRDFLOOR 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