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Home My WebLink About08-03-2020 ARC Agenda Packet Agenda Architectural Review Commission Monday, August 3, 2020 5:00 p.m. REGULAR MEETING TELECONFERENCE Broadcasted via Webinar Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the Governor of the State of California, the San Luis Obispo County Emergency Services Director and the City Council of the City of San Luis Obispo as well as the Governor’s Executive Order N-29-20 issued on March 17, 2020, relating to the convening of public meetings in response to the COVID-19 pandemic, the City of San Luis Obispo will be holding all public meetings via teleconference. There will be no physical location for the Public to view the meeting. Below are instructions on how to view the meeting remotely and how to leave public comment. Additionally, members of the Architecture Review Commission (ARC) are allowed to attend the meeting via teleconference and participate in the meeting to the same extent as if they were present. Using the most rapid means of communication available at this time, members of the public are encouraged to participate in ARC meetings in the following ways: 1. Remote Viewing - Members of the public who wish to watch the meeting can view: • View the Webinar ➢ Registration URL: https://attendee.gotowebinar.com/register/1388910093733219084 ➢ Webinar ID: 762-127-099 ➢ Telephone Attendee: (914) 614-3221; Audio Access Code: 554-514-491 2. Public Comment - The ARC will still be accepting public comment for items within their purview. Public comment can be submitted in the following ways: • Mail or Email Public Comment ➢ Received by 3:00 PM on the day of meeting - Can be submitted via email to advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis Obispo, CA 93401 ➢ Emails sent after 3:00 PM – Can be submitted via email to advisorybodies@slocity.org and will be archived/distributed to members of the Advisory Body the day after the meeting. Emails will not be read aloud during the meeting • Verbal Public Comment ➢ Received by 3:00 PM on the day of the meeting - Call (805) 781-7164; state and spell your name, the agenda item number you are calling about and leave your comment. The verbal comments must be limited to 3 minutes. All voicemails will be forwarded to Advisory Body Members and saved as Agenda Correspondence. Voicemails will not be played during the meeting. ➢ During the meeting – Members of the public who wish to provide public comment can join the webinar (instructions above). Once you have joined the webinar, please put your name and Item # in the questions box. Your mic will be unmuted once Public Comment is called for the Item and you will have 3 minutes to speak. Architectural Review Commission Agenda for August 3, 2020 Page 2 CALL TO ORDER: Chair Allen Root ROLL CALL: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith, Vice Chair Christie Withers, and Chair Allen Root PUBLIC COMMENT PERIOD: The general public is encouraged to submit comments 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 items 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 meetings of July 6, 2020 & July 20, 2020 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. 2. Project Address: 1691 & 1701 Fredericks; Case # ARCH-0073-2020 & SBDV-0076-2020; Zone R-1; Tim Ronda, applicant. Review of a new two-story 23,951-square foot residential care facility with 35 private rooms; project includes a request for a 20 percent parking reduction, a fence height exception to allow a fence and retaining wall combined maximum height of 12 feet within portions of the side yard, where 9 feet is normally allowed, and an increase to the maximum floor area ratio to 0.5 where 0.4 is normally allowed. Project is categorically exempt from environmental review (CEQA). (Kyle Bell – 45 minutes) Recommendation: Review the proposed project in terms of its consistency with the Community Design Guidelines and provide comments and recommendations to the Planning Commission. 3. Project Address: 207 Higuera; Case # ARCH-0090-2020; Zone C-R-MU; 207 Higuera LLC, applicant. Review of a Mixed-Use Development comprised of 16 one-bedroom dwellings and 390 square-feet of non-residential space. The applicant requests a Density Bonus of 27.5% as an Affordable Housing Incentive; and exceptions from development standards to reduce the number of required vehicle parking spaces by one, and to reduce the number of required bicycle parking spaces for the residential component to one long-term space per unit. The project is categorically exempt from environmental review (CEQA). (Walter Oetzell – 45 minutes) Recommendation: Review the proposed project in terms of its consistency with the Community Design Guidelines and Mid-Higuera Street Enhancement Plan (MHSEP) and provide comments and recommendations to the Planning Commission. Architectural Review Commission Agenda for August 3, 2020 Page 3 COMMENT & DISCUSSION 4. Staff Updates ADJOURNMENT The next Regular Meeting of the Architectural Review Commission is scheduled for Monday, August 17, 2020 at 5:00 p.m., via teleconference. 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 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 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. Minutes ARCHITECTURAL REVIEW COMMISSION Monday, July 6, 2020 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, July 6, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root. ROLL CALL Present: Commissioners Richard Beller, Michael DeMartini (5:08 p.m.), Mandi Pickens, Vice Chair Christie Withers and Chair Allen Root Absent: Commissioner Micah Smith Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None --End of Public Comment-- CONSIDERATION OF MINUTES 1.Minutes of the Architectural Review Commission meeting of June 1, 2020 and June 15, 2020. ACTION: MOTION BY VICE CHAIR WITHERS SECOND BY COMMISSIONER PICKENS, CARRIED 5-0-1 (Commissioner Smith absent), to approve the minutes of the Architecture Review Commission meetings of June 1, 2020 and June 15, 2020. PUBLIC HEARING 2.Project Address: 1035 Madonna Road; Case #: ARCH-0796-2019; Zone: Neighborhood- Commercial Zone (N-C) San Luis Ranch Specific Plan; Arris Studio, Thom Jess, applicant. Review of a four-story, 200 room dual brand hotel in the San Luis Ranch Specific Plan area; The project is consistent with the previously certified FEIR and SEIR for the San Luis Ranch Specific Plan and no additional environmental review is required per CEQA. Contract Planner John Rickenbach presented the staff report and responded to Commissioner inquiries. Item 1 Packet Page 1 Minutes – Architectural Review Commission Meeting of July 6, 2020 Page 2 Applicant representative, Heather Wiebe, responded to Commissioner inquiries. Public Comments: None --End of Public Comment-- ACTION: MOTION BY COMMISSIONER PICKENS SECOND BY VICE CHAIR WITHERS CARRIED 5-0-1 (Commissioner Smith absent), to recommend that the Planning Commission approve the project with the following recommendations: • Consider using a commercial-grade lap siding product to ensure durability 3. Project Address: 830 Orcutt Road; Case #: ARCH-0764-2019, AFFH-0210-2020, USE- 0209-2020; Zone: Commercial Services (C-S) zone; 830 Orcutt, LLC, owner/applicant. Review of a mixed-use project consisting of 15 residential units and 1,714 square feet of commercial space within the Commercial Services (C-S) zone. The project includes a density bonus of 5% including a request for an alternative incentive to relax development standards for the creek setback requirement and a request to allow residential uses on t he ground floor within the first 50 feet of the structure along the street frontage, the project also includes a request for a 10 percent parking reduction. Project is categorically exempt from environmental review (CEQA). Associate Planner Kyle Bell presented the staff report and responded to Commissioner inquiries. Applicant representative, Bryan Ridley, responded to Commissioner inquiries. Public Comments: None --End of Public Comment-- ACTION: MOTION BY COMMISSIONER BELLER SECOND BY COMMISSIONER DEMARTINI, CARRIED 5-0-1 (Commissioner Smith absent), to recommend that the project be continued to a date uncertain with the following recommendations to the applicant and staff: • Provide additional information regarding the applicability of the Housing Accountability Act in relation to the project’s requested exceptions. • Consider providing a residential gate along the pedestrian entrance to the residential units along the east property line, for the safety of the residents. • The project should address consistency with Community Design Guideline 2.1.C, where site activities are logically located so that the project will operate efficiently and effectively for the needs of all uses, specifically the relationship to open space and the adjacent creek. Consider providing community space oriented toward the creek. • The project should be revised to provide further articulation of each building’s mass along the drive aisle. Item 1 Packet Page 2 Minutes – Architectural Review Commission Meeting of July 6, 2020 Page 3 • Additional landscaping should be provided to soften and create a counterpoint to the architectural design, landscaping should include organic elements. • The project should be redesigned to provide private or common open spaces for residents, consideration should be provided for common open space between the commercial and residential units, and along the creek, balconies should also be added to the residential units. • Consider adding alternative pavers along the drive aisle and parking areas that coordinates with landscaping and open areas. 4. Project address: 1137 Peach Street; Case #: ARCH-0568-2019, SBDV-0571-2019, EID- 0800-2019; Zone: R-2-H; Levi Seligman, owner/applicant. Review of five new two- bedroom, two-story single-family residences, each with an attached two-car garage. The project site is within the Mill Street Historic District and includes the retention of five, two- bedroom, single-story residences, which are on the Contributing List of Historic Properties. The project also includes a common-interest subdivision to create ten lots, each will contain one of the ten residences. The applicant has requested exceptions from development standards to allow interior side setbacks to be reduced and to allow required parking to be provided in tandem. A Mitigated Negative Declaration of environmental review (CEQA) is proposed. Assistant Planner Kyle Van Leeuwen presented the staff report and responded to Commissioner inquiries. Applicant representative, Will Ruoff, responded to Commissioner inquiries. Public Comments: Levi Seligman Jeremy Weintraub Timothy & Sharon Watson Josh Frantz --End of Public Comment-- ACTION: MOTION BY VICE CHAIR WITHERS SECOND BY COMMISSIONER PICKENS, CARRIED 3-2-1 (Commissioners Beller and DeMartini dissenting, Commissioner Smith absent), to recommend that the Planning Commission approve the project with the following recommendation: • Consider adding trees from the approved “street tree” list along the fence of the shared driveway with similar spacing as required for street trees, adding shade to the driveway and a more organic separation between the existing properties. COMMENT AND DISCUSSION Senior Planner Shawna Scott provided a brief agenda forecast. Item 1 Packet Page 3 Minutes – Architectural Review Commission Meeting of July 6, 2020 Page 4 ADJOURNMENT The meeting was adjourned at 8:02 p.m. The next Regular Meeting of the Architectural Review Commission is scheduled for Monday, July 20, 2020 at 5:00 p.m. via teleconference. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020 Item 1 Packet Page 4 Minutes ARCHITECTURAL REVIEW COMMISSION Monday, July 20, 2020 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, July 20, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root. ROLL CALL Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith, Vice Chair Christie Withers and Chair Allen Root Absent: None Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None --End of Public Comment-- PUBLIC HEARING 1.Project Address: 3700 Ranch House; Case # ARCH-0825-2019 and SBDV-0826-2019; Zone: R-3-SP; WC Taylor Ranch, LLC, owner/applicant. Continued review of a three- story condominium project consisting of 40 residential units throughout 14 separate buildings within Tract 3044 (South Morros), as part of the Orcutt Area Specific Plan. The project includes exceptions from the following specific development standards: fence height exception for a portion of a fence and retaining wall within the street yard of 13 feet in height, where normally limited to 3 feet, an exception to the side yard setback of 16 feet where normally a 23 foot setback is required, as well as minor exceptions to the open space requirements for common interest subdivisions. The project also includes an affordable housing alternative incentive request for relief of site development standards to allow a maximu m height of 38 feet, where normally limited to 35 feet. The project is in consistent with previously adopted Mitigated Negative Declaration ER-137-11, City Council Resolution No 10462 (2013 Series). Associate Planner Kyle Bell presented the staff report and responded to Commissioner inquiries. Item 1 Minutes – Architectural Review Commission Meeting of July 20, 2020 Page 2 Applicant representatives, Carol Florence and Michael Stone, responded to Commissioner inquiries. Public Comments: None --End of Public Comment-- ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER DEMARTINI CARRIED 6-0-0, to recommend that the Planning Commission approve the project based on consistency with Orcutt Area Specific Plan Guidelines and Community Design Guidelines, with the following recommendations to the applicant: • Consider lower contrast colors at the vertical wall element to compliment at least one major adjoining surface • At the park add usable nodes or spaces within the buffer zone COMMENT AND DISCUSSION Senior Planner Shawna Scott provided a brief agenda forecast. ADJOURNMENT The meeting was adjourned at 6:00 p.m. The next Regular Meeting of the Architectural Review Commission is scheduled for Monday, August 3, 2020 at 5:00 p.m. via teleconference. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020 Item 1 Meeting Date: August 3, 2020 Item Number: 2 Item No. 1 ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 PROJECT DESCRIPTION AND SETTING The proposed project consists of a two-story 23,951 square foot residential care facility with 35 private rooms, accommodating up to 40 residents. The project is proposed on a vacant parcel and is combined with a lot line adjustment to establish a flag lot with access from Fredericks Street. The project includes shared parking facilities with the adjacent religious facility (Mt. Carmel Lutheran Church) and daycare facility (Love to Learn). The project inclu des a request to provide a floor area ratio of 0.5, where 0.4 is normally allowed in the R-1 zone1 and a request for a parking reduction of approximately 15 percent for the shared parking facilities between this project and the adjacent religious facility and daycare. The proposed site improvements include parking and site access upgrades, landscaping upgrades, and a new trash enclosure (Attachment 1, Project Plans). General Location: The project site is located on an existing 26,759 square foot lot associated with a lot line adjustment that will increase the lot area to 47,916 square feet and provide for direct access off of Fredericks Street. The property is a downward sloping lot from west to east, with an average cross slope of less than 10%. Present Use: Vacant parcel Zoning: Low-Density Residential (R-1) General Plan: Low-Density Residential Surrounding Uses: East: Religious Facility West: Religious Facility and Daycare North: Single Family Residences South: Highway 101 1 Zoning Regulations Section 17.16.020 Table 2-4: R-1 Zone Development Standards. Maximum FAR 0.4, Maximum FAR may be increased up to 0.50 if consistent with Section 17.16.030.A (Requirements and Findings for FAR Increase in R-1 Zone). See also Section 17.70.060 (FAR Measurement and Exceptions) FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner PROJECT ADDRESS: 1691 Fredericks FILE NUMBER: ARCH-0073-2020 & SBDV-0076-2020 APPLICANT: Tim Ronda, Studio Design Group ____________________________________________________________________________________________________ For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org Item 2 Packet Page 5 ARCH-0073-2020 & SBDV-0076-2020 1691 Fredericks Page 2 2.0 PROPOSED DESIGN Architecture: Contemporary design Design details: Hip roof system, large eave overhangs, interior courtyard, upper level balconies, floor to ceiling windows, upper level planters, covered awning entry feature Materials: Smooth finish stucco, horizontal wood siding, shingle roofing, and metal railings Colors: Primary rust color stucco, grey and beige accent colors, and dark brown windows & door trim 3.0 FOCUS OF REVIEW The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community Design Guidelines (CDG) and applicable City Standards and 2) provide comments and recommendations to the Planning Commission. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and CDG. Staff has identified the discussion items below related to consistency with CDG Chapters 2 (General Design Principles), and Chapter 5.3 (Infill Development). The Infill Development guidelines apply to multi-family structures that are constructed on vacant parcels between existing residential units. Highlighted Sections Discussion Items Chapter 2 – General Design Principles §2.1 - Site Design The project site is located on a parcel zoned R-1, with nonresidential uses to the east, west, and south and residential uses to the north. The CDG state that each project should be designed with careful consideration of site character and constraints and minimize changes to natural features. The ARC should discuss how the project fits in with the best examples of appropriate site design and architecture in the vicinity of the site. The ARC should discuss whether the project site activities are logically oriented so that the project will operate efficiently and effectively for all users. Figure 2: Rendering of project design from interior parking lot Item 2 Packet Page 6 ARCH-0073-2020 & SBDV-0076-2020 1691 Fredericks Page 3 Chapter 5.3 – Infill Development § 3.1.B.2 Neighborhood Compatibility The CDG notes that infill development guidelines are intended to provide for infill projects of high architectural quality that are compatible with existing development and should be compatible in scale, siting, detailing and overall character with adjacent buildings, where infill development occurs adjacent to older homes, the height and bulk of the new construction can have a negative impact on adjacent small scale buildings. The ARC should discuss whether the development provides sufficient design factors to contribute to neighborhood compatibility; design theme, building scale/size, setbacks and massing, colors, textures, and building materials. 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required Setbacks North East South West 14 ~130 14.5 10 10 10 10 5 Floor Area Ratio (FAR) 0.52 0.4 Maximum Height of Structures 25 feet 25 feet Max Building Coverage 31% 40% Affordable Housing In-Lieu fee On-site or In-Lieu fee Public Art In-Lieu fee On-site or In-Lieu fee Total # Parking Spaces Electric Vehicle Parking Bicycle Parking Motorcycle Parking 73 (15% Reduction) 2 EV Ready & 5 EV Capable 4 1 86 2 EV Ready & 5 EV Capable 4 1 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects) 6.0 ACTION ALTERNATIVES 6.1 Recommend approval of the project based on consistency with the CDG. An action recommending approval of the application will be forwarded to the Planning Commission for final action. This action may include recommendations for conditions to address consist ency 2 Zoning Regulations Section 17.16.030: These regulations are established to encourage development and additions that are compatible with neighborhood character in the R-1 zone. The maximum FAR may be increased from 0.4 to 0.5 if the building design incorporates one of the following: (1) Single-Story. Buildings limited to one story with a maximum height of 14 feet to top of a flat roof and 20 feet to the ridge or peak of a sloped roof (with otherwise permitted exceptions allowed). The allowed single story shall not include mezzanines or lofts. (2) Small Lots. The property is located on a small lot that is less than 5,000 square feet in size. (3) Greater Setbacks. A second-story step back (upper story building setback) of at least five feet along the front façade and second-story side setbacks that are at least three feet greater than the minimum required setback. (4) Garage Location. Provide a detached garage located behind the main dwelling. Item 2 Packet Page 7 ARCH-0073-2020 & SBDV-0076-2020 1691 Fredericks Page 4 with the Community Design Guidelines. 6.2 Continue the project. An action continuing the application should include direction to th e applicant and staff on pertinent issues. 6.3 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, 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 ') -+*.)' , ',# ) % ') -+**' , -' ) $ %-................................................. *+ )&%')&'&*, # % )*+#&&) * * * * * * * * * * * * * * * * * * * * + * + $+ ***********************************************************************************.............................**********************..')&'&*, # %*&%#&&) $/$/$/$/ $/ $/ $/ $/ $/...............................$/$/* +# #- (, ' )&&$* $/ $/ + * # * * * * * +. +. +. +. +. +. +. +. +. ************************************************#+)##+)#****** + # + * *. *. + * + * +. +. +. +. + * + * * * * * * * *****)) "**+)+%)+ % %.##%+&)+ % %.##')&')+0# %')&')+0# %')&')+0# %')&')+0# %')&')+0# %')&')+0# %)$&-+))$&- +)')&++%')*)-+))$&-+))$&-+))$&- +)$+/ *+ %$+/ *+ %) -.0)$'%.+)$+)*)- % ).+)# %$+/ *+ %*#&'$/ +#% %*+0' %*+&)$) %# %%*.)#+)#%+&)+ % %.##&%%++& .+)$ %% )0)%+%)+ % %.##+)$ %+*+&)$) %# %+')$#'-)*')&++')*)-,)%,)%&%)+'*+) %'++0' %#,*,)%.+)*)- # %%')$#'-)*%')$#'-)** %*++!&%,$)'#&+0 '#&++>? >; ?2D9<7<2;5%1 1 $A 2?;5: #BA85?2<1<79<55?9<71=<4=3@1*855A69:5@ 9C9:1)1 '',+ 4D7% %)&)&)+%& )- * &%+ ).%*!*' >?9:)) "*)* %+ #)')# $ %)0) %) %,+ # +0'#% %+ %+ #%')&'&**'#+'-$%+')&'&*&%)+) -.0* .#"')&'&*')$#'-)*)')&'&*&$'# %+'-)*)*'#+&%)+&-)#0$%+&%)+&-)#0#%*'&$*+ .+)# % ).+)# %*% +)0*.)*+&)$) %# %Item 2Packet Page 22 Item 2Packet Page 23 ( ( ( 00000000(((000((((00000000000000000(((000000000(((0000000000(((000((((((( (( ((((( ((((((((( ((((((((( ((((((((( (((((((((((((((((((((((( (((((((((((((((((((((((((((( ((((((( ((((( 0((( ( ( ( ( ( ( ( ((( ( ( (( ( ( ( (( ( ( (( ( (( 000000000( (( ( ( ( ( ( ( (( ( ( ( (( ( (( ( ( 00000000000000( ( ( ( ( ( ( ( ( (( ( ( ( ( ( ( ( 0000000000000000000( ( ( ( ( (( ( ( ( ( ( ( ( 0000000000000000((((((((((((((((((((( ( ( ( ( ( ((( ( ( ( ( ( ( ( 00000000000000000( ( ( ( ( ( ( ( ( ( ( ( ( ( ( 0000000000000(((((( ( ( ( ( ( ((((( 000000000000000000(((((((( (( ( (( ( (000000000000000000( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (( ( ( ( ( ( ( ( ( ( ( ( 0000000000000000(( (((((((((((((( (((( (((((0000000000000( ( ( ( (( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( 00000000000000(((((((((((00000000000000( ( ( ( ( ( ( 000((((((( ((( (((((((((((((((((( (((((((((((((((((((( ((((( ((((( 0000 ""! $ "(!(& +'#'"#&('#!$( (-+((!&#!&# !(#"(#"'#(&#""'((# &"#+"(# &"#&#)(#"(#"' #"*(-'&""$ ('"#*& ((&(*"''&&(#"'-'(!' 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'%"%##"! 6$0.7.-%%+%#2612%,0.,2(%0./$.4-)12#+)#*.-#%++"%+.4+!-2 !2%01%6/%1+.4,%$)3,()'(+!-2!#2.06$0.7.-%0%!&2 )2(.32-2%000)'!2).-&&)#)%-#65&2 0)/%06.4 0)/.4 0)/%$)3, !++.-1 #.,/+)%14)2( 3")#%%2 #0%&%%2 )++).-1.&!++.-1 # %$"$ # # ! #'"&"#!"$ "!#!"$$ Item 2Packet Page 25 Packet Page 26 Meeting Date: August 3, 2020 Item Number: 3 ARCHITECTURAL REVIEW COMMISSION REPORT FROM: Shawna Scott, Senior Planner BY: Walter Oetzell, Assistant Planner PROJECT ADDRESS: 207 Higuera St. FILE NUMBER: ARCH -0090-2020 APPLICANT: 207 Higuera LLC REPRESENTATIVE: Scott Stokes For more information contact Walter Oetzell, Assistant Planner at 781-7593 or woetzell@slocity.org 1.0 PROJECT DESCRIPTION AND SETTING The applicant proposes to develop a commercial site on the east side of Higuera Street, 100 feet north of South Street, with a three-story mixed-use project comprised of 16 small one-bedroom dwellings (each about 440 square feet in floor area) and a non-residential ground- floor suite, with associated site improvements. Present Use: Commercial (Art Studio and Gallery) Zoning: Service Commercial, Mixed-Use Overlay (C-S-MU) General Plan: Manufacturing and Services Surrounding Uses: (East, West, North, South): Commercial, Service Commercial, including: paint store, auto repair, business services offices, retail, hardware and lumber, dry cleaners, restaurant. 2.0 PROPOSED DESIGN Architecture: Contemporary Design details: Enhanced “Bike Room,” balconies with views of Cerro San Luis Materials: Wood, stucco, corrugated metal, standing seam metal roof Colors: “Off-white,” grey, brown (wood tone), black accent 3.0 FOCUS OF REVIEW The ARC’s role is to review the proposed project in terms of its consistency with the Community Design Guidelines (CDG), the Mid-Higuera Street Enhancement Plan (MHSEP), and applicable City Standards. The Design Guidelines provided in the Mid-Higuera Street Enhancement Plan (MHSEP) are part of the City’s architectural guidelines applicable to new development in the Mid-Higuera Street area, and address site planning, architectural treatments, pedestrian and auto access, parking areas, signs, lighting, and landscaping. The project is subject to Major Development Review, and the Commission will provide a recommendation which will be forwarded to the Planning Commission (Zoning Regulations § 17.106.040 (A) (2)). Figure 1: 207 Higuera Item 3 Packet Page 27 ARCH-0090-2020 (207 Higuera) Page 2 Community Design Guidelines: www.slocity.org/home/showdocument?id=2104 Mid-Higuera Street Enhancement Plan: www.slocity.org/home/showdocument?id=4300 4.0 DISCUSSION ITEMS 4.1 Mid-Higuera Street Enhancement Plan – Design Guidelines The Design Guidelines provided in the Mid-Higuera Street Enhancement Plan aim to create a “main street” architectural character along Higuera Street by encouraging elements like pedestrian-oriented building scale and location, varied storefronts and displays, street trees and other amenities to create a pedestrian-friendly environment. Guidelines for architectural design promote the existing eclectic mix of building styles that emphasize historic architectural forms and materials, without mandating any particular style. Highlighted Sections Discussion Items Site Planning and Design Parking Areas The parking area is situated directly adjacent to Higuera Street without screening or separation; the parking lot area is minimally landscaped (about three percent of the area is landscaped). Location; Separation; Landscaping Parking areas along Higuera Street should be located to the rear of businesses; For service-commercial uses, parking may be located along the street frontage provided it is well landscaped and screened from the street with a 3 ft. tall wall or shrubs. Lots should be separated from an adjacent street by a planted area at least 5-feet wide. At least ten percent of parking lot areas shall be landscaped. The applicant has requested that a concession reducing landscaping requirements Figure 2: 207 Higuera, view from Higuera St Item 3 Packet Page 28 ARCH-0090-2020 (207 Higuera) Page 3 be granted as a Standard Incentive for providing affordable housing, and has noted that omission of a screening wall or shrubs would reduce the potential for impacts to sight-distances for entry and exit into and out of the parking area. Staff notes that the width of the lot constrains the amount of space available for the elements of the parking area: parking spaces; access aisles; walkway; and landscape planters. However, opportunity may exist to extend planted areas into at least portions of the lot frontage (for example, elimination of the extra motorcycle parking space can provide an additional 4-foot deep area for plantings) and to incorporate short walls, hedges, or other screening features, which, if kept to 2½ to 3½ feet in height, would be consistent with preservation of adequate sight-lines. The Commission should consider whether the amount of parking area landscaping proposed is adequate, in consideration of site constraints, and whether opportunity exists to extend planted area to portions of the lot frontage and to incorporate screening features (for the parking area, backflow devices, and transformer areas) at this edge of the parking area. 4.2 Community Design Guidelines The City’s Community Design Guidelines provide guidance on General Design Principles (Chapter 2) to be considered in the design of all development, along with guidelines for Site Planning and Other Design Details (Chapter 6), including landscaping and parking facilities, applicable to a wide range of project. More specific guidance for this project may be found in guidelines for Commercial and Industrial Project Design (Chapter 3), though as a Mixed-Use Development in a Service Commercial area the project is subject to guidelines from several Chapters of this document. Relevant aspects of the project’s consistency with these guidelines is summarized in the table below, particularly where further discussion of consistency is warranted. Highlighted Sections Discussion Items General Design Principles §§ 2.1 & 2.2: Site and Building Design The site design is consistent with the character of development in the surrounding Service Commercial area, exhibiting a simple efficient layout of parking, residential, and nonresidential elements of this Mixed-Use Development. The proposed building design exhibits appropriate balance and proportion, with visual relief of building surfaces provided by articulation of wall planes, change of material, and window openings. Item 3 Packet Page 29 ARCH-0090-2020 (207 Higuera) Page 4 Commercial Project Design Guidelines § 3.1 A: Overall objectives Guidelines encourage provision of landscaping as a project amenity, and to help screen parking and equipment areas. § 3.1 B: Architectural Design Guidelines The project design employs a consistent use of colors, materials, and detailing throughout the primary elevations of the building and horizontal and vertical wall articulation are expressed through the use of wall offsets, recessed windows, balconies, awnings and entries. Lower portions of these elevations are partially obscured by surrounding development. Opportunity may exist to enhance visual interest at the rear (East) elevation of the building, § 3.1 C.2: Site Planning Building and Parking Location Guidelines provide that: “The visual impact of parking lots should be minimized by locating these facilities to a portion of the site least visible from the street and by providing adequate screening and parking lot landscaping.” Though site constraints limit the area available for landscaping, the Commission should consider whether opportunity exists to enhance landscaping at the street frontage and to incorporate modest screening elements for the parking lot and equipment area (transformer, backflow prevention), as more fully discussed in § 5.1 (Mid-Higuera Street Enhancement Plan – Design Guidelines) of this report, above. Site Planning, Other Design Details § 6.1 F: Solid waste service areas Solid waste enclosures should not interfere with other circulation or parking on the site. Plans depict doors from the solid waste storage room opening outward into the parking area. The Commission should consider whether a type of door that does not open outward in this way (e.g. “roll-up”) would be appropriate for this area. § 6.1 G: Utility Equipment Transformers must be placed so that they are not visible from streets adjacent to the site, and when unavoidable in a front setback, should be placed below grade. If below grade placement is not possible, they should be completely screened by walls or landscaping, and located so as not to obstruct views of driveways. Exterior backflow prevention devices are to be painted to blend in with landscaping or other background material, and screened (e.g. using landscaping or garden walls), consistent with access requirements. The Commission should consider what opportunity exists to enhance landscaping and screening elements along the project street frontage, to address the transformer and backflow prevention device located there. § 6.3: Parking Facilities When parking lots are proposed along street frontages, they shall be screened by a three-foot (minimum) high wall, fence, hedge consisting of five Item 3 Packet Page 30 ARCH-0090-2020 (207 Higuera) Page 5 gallon or larger plants, or landscaped berm. The area between such screen and the street shall be landscaped. (per Parking and Driveway Standards). Alternative Paving Materials The use of innovative paving materials is supported, to minimize the visual expansiveness of large paved areas. Along with benefits for the management of site runoff, the Commission should consider whether use of alternative paving materials in place of the asphalt concrete parking lot surface depicted in plans may also enhance consistency with this guideline. 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required Maximum Residential Density (density units) 8.0 8.0 Affordable Housing Incentive Base Density (rounded up from 5.52) Density Bonus (27.5%) 6.0 2.0 Setbacks Front (parking lot and signs) Front (Buildings > 20 feet in height) Interior Side and Rear None 83 feet None 5 feet 15 feet No setback Maximum Building Height 34 feet 35 feet Max Lot Coverage 35% 75% Maximum Floor Area Ratio 0.98 1.5 Minimum Lot Area 10,019 sq. ft. 9,000 sq. ft. Parking Requirement (Mixed-Use Development) Multi-Unit Residential Vehicle Parking Spaces1 (EV-Ready) (EV-Capable) Bicycle – Short Term2 Bicycle – Long Term2 16 (0) (2) 0 16 16 (2 min.) (8) 3 32 Nonresidential (e.g. Business Services) Vehicle Parking Spaces2 Bicycle – Short Term 0 2 1 2 Motorcycle 2 1 Item 3 Packet Page 31 ARCH-0090-2020 (207 Higuera) Page 6 Mixed-Use Development Standards (Zoning § 17.70.130) Location of Units Residential Units are located 83 feet back from the Higuera Street frontage Ground Floor Limitations No residential units with 50 feet, adjacent to a street Noise Residential units shall be located on the site to minimize adverse impacts from existing known noise sources (implementing Noise Element policies) Design Standards Internal Compatibility; Impacts Residential character, privacy Uses are predominantly residential, with only a small non-residential suite at front of building with minimal potential for impacts or incompatibility Integration between street pedestrian environment and non-residential uses The non-residential suite is connected to the Higuera Street frontage by a walkway Compatible site planning, building design Site and building design utilize conventional contemporary forms, materials, and color Pedestrian Access Internal Connections Connections to Circulation Network, Adjacent Areas, and Transit Building is directly adjacent to parking area; Project includes removal of perimeter fencing along adjacent areas, without replacement fences or walls; walkway connects building to Higuera Street sidewalk, and Higuera Street is served by SLO Transit Interior Pedestrian Walkway Design The residential and nonresidential components of the project are directly adjacent to each other requiring no interior pedestrian walkways. Building Orientation and Entrances Orientation Entrances and Transitional Space Building is oriented facing Higuera Street, with its frontage parallel to the street. Entry faces the right- of-way; Nonresidential entry is clearly defined; Overhanging metal awning provided at residential entry Building Articulation Building surfaces are articulated by recesses, balconies, material changes, and windows Table Notes 1. Alternative Parking Ratio applied as a Standard Incentive for Affordable Housing (Zoning §17.140.040) 2. Reduced parking requirement requested to accommodate site constraints Item 3 Packet Page 32 ARCH-0090-2020 (207 Higuera) Page 7 6.0 ACTION ALTERNATIVES 6.1 Recommend approval of the project based on consistency with the CDG and MHEP. This action may include recommendations for conditions to address consistency with the CDG and MHEP. 6.2 Continue review of the project with direction to the applicant and staff on pertinent issues. 6.3 Recommend that the Planning Commission deny the project, citing reasons for the recommendation, related to consistency with applicable development standards and design guidelines. 7.0 ATTACHMENTS 1 Project Plans 2 Bicycle Rack Details Item 3 Packet Page 33 207 HIGUERA MIXED-USEENTITLEMENTS PACKAGE, 06/29/2020Prepared by TEN OVER STUDIO207 Higuera Mixed-Use is bringing 16 new 1-bedroom apartments along with an office suite to the southern end of San Luis Obispo that is emerging as an eclectic & artistic district. The project’s amenties will include parking, on-site laundry, bike storage, views of Cerro San Luis and all within walking distance from downtown and open space trails.ATTACHMENT 1Item 3Packet Page 34 CLIENTABOVE GRADE ENGINEERING245 HIGUERA ST., SAN LUIS OBISPO, CA 93401CONTACT: SCOTT STOKESscott@abovegradeengineering.comARCHITECTTEN OVER STUDIO539 MARSH ST., SAN LUIS OBISPO, CA 93401805.541.1010CONTACT: Jessie Skidmorejessies@tenoverstudio.comPROJECT INFO & DATA T1.0 - T1.2CONTEXTUAL SITE PLAN T2.0TOPOGRAPHIC MAPC-0.2PRELIMINARY GRADING C-1.1AND DRAINAGE PLAN PRELIMINARY UTILITY PLAN C-2.1LANDSCAPE SITE PLAN L1.0PLANT SCHEDULE & IMAGES L1.1WATER CALCULATIONS L1.2DEMO PLAN & TREE REMOVAL A1.0SITE PLAN & SITE ELEVATION A1.1FIRST & SECOND FLOOR PLAN A2.0THIRD FLOOR & ROOF PLAN A2.1BUILDING ELEVATIONSA3.0MATERIAL BOARDA4.0PROJECT IMAGEA5.0CONTACTSindexATTACHMENT 1Item 3Packet Page 35 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USET1.0+,*8(5$67$31&855(1786(5(7$,/6) $&5(0$;6,7(&29(5$*($//2:$%/(352326(')$5$//2:$%/(352326(''(16,7<$//2:$%/($&5( 352326(''(16,7<%2186$))25'$%/(81,76352326('259(5</2:,1&20(+(,*+7/,0,7$//2:$%/( 352326(' /$1'6&$3($5($5(48,5('6)352326('6)$'-$&(17=21(61257+&608($67&6086287+&608:(671$6(7%$&.6)52176,'(121(5($5121(3$5.,1*',0(16,2167$// [ $,6/( /$1'86(5(48,5(0(176=21,1*29(5/$<=21(663(&,),&$5($'(6,*1*8,'(/,1(6/276,=(&6080,'+,*8(5$675((7(1+$1&(0(173/$1$''5(66352326('86(5%$//2:('86(,1=21(<(17,7/(0(17686(3(50,75(48,5('<6(($77$&+('/(77(5ч +(,*+7 ! +(,*+7 2&&83$1&<5(6,'(17,$/5%&216758&7,217<3(9%635,1./(56<67(01)3$56725,(6352326('+(,*+7352326(' %8,/',1*$5($6)6)%8,/',1*,1)2352-(&7'(6&5,37,217KLVSURMHFWSURSRVHVD16)PL[HGXVHEXLOGLQJ7KHSURSHUW\KDVDQH[LVWLQJ6)FRPPHUFLDOEXLOGLQJFXUUHQWO\EHLQJOHDVHGDVDQDUWLVWVWXGLRZKLFKZLOOEHGHPROLVKHG7KHPL[HGXVHEXLOGLQJFRQVLVWVRI6)DSDUWPHQWXQLWVDQG6)RIFRPPHUFLDOVSDFHWREHIRURIILFHXVH$IIRUGDEOHXQLWVZLOOEHSURYLGHGWRREWDLQDGHQVLW\ERQXVRIATTACHMENT 1Item 3Packet Page 36 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USET1.1UNIT#SIZE (SF)STUDIO 1-BD 2-BD 3-BD 4-BD+FIRST FLOOR UNIT 104440 XUNIT 105440 XUNIT 106440 XUNIT 107440 XSECOND FLOOR UNIT 200440 XUNIT 201440 XUNIT 202440 XUNIT 203440 XUNIT 204440 XUNIT 205440 XTHIRD FLOOR UNIT 300440 XUNIT 301440 XUNIT 302440 XUNIT 303440 XUNIT 304440 XUNIT 305440 XTOTAL7040 16 0 0 0 0AFFORDABLE UNITS UNIT#SIZE (SF)STUDIO 1-BD 2-BD 3-BD 4-BD+104440 XTOTAL7040 1 0 0 0 0UNIT TYPESTOTAL # UNITS: 16AVERAGE UNIT SF: 440AVERAGE UNIT SIZETOTAL UNIT SF: 70405.52, ROUND UP TO 6DENSITY CALC UNIT TYPESTUDIO 16 0.5 81 BEDROOM 0 0.66 02 BEDROOM 0 1 03 BEDROOM 0 1.5 04+BEDROOM 0 2 0TOTAL PROPOSED 8DENSITY BONUS8% VERY-LOW AFFORDABLE = 27.5% DENSITY BONUS6 DU x .275 = 1.65, ROUND UP TO 2 DU6 DU + 2 DU = 8 DUDENSITYDENSITY ALLOWED: 24 / ACREDENSITY ALLOWED:UNIT COUNT DU FACTORDENSITY CALCULATIONSTOTAL DENSITY ALLOWEDLOT SIZE: 1001986(52201$0( 0$,12&&6) ,1&,'(17$/6) $&&(6625<6)),567)/225 875$6+ %2)),&(68,7(6%,.( 5/$81'5<5678',2 5678',2 5678',2 5678',2 &,5&8/$7,21727$/$5($6(&21')/225 5678',2 5678',2 5678',2 5678',2 5678',2 5678',2 &,5&8/$7,21727$/$5($7+,5')/225 5678',2 5678',2 5678',2 5678',2 5678',2 5678',2 &,5&8/$7,21727$/$5($)/225$5($63$5.,1*5(48,5(' 86(81,7&2817256) 3$5.,1*)$&725 63$&(65(48,5('5(6,'(17,$/678',2%('&200(5&,$/2)),&(5(4 '727$/Z0,;('86(5('8&7,21 3529,'('727$/$'$63$&(6 86(2)63$&(6 $'$)$&725 $'$5(48,5('5(6,'(17,$/ 2)63$&(6 5(4 '727$/3529,'('727$/9$167'(95(48,5(' 86(2)63$&(6 (9)$&725 (95(48,5('5(6,'(17,$/ 2)3$5.,1*5281'('83&$3$%/(5(4 '727$/&$3$%/(3529,'('727$/&$3$%/(3$5.,1*&$/&8/$7,216 PL[HGXVHUHGXFWLRQDOORZHG%,&<&/(3$5.,1*5(4 '81,7&2817256)%8,/',1*&200(5&,$/ *67 5(6,'(17,$/ 81,7*67 81,76 81,7 727$/ 5(48,5('727$/ 3529,'('727$/%,.(+22.3529,'(',1($&+*5281')/22581,7,1%,.(6725$*(%,&<&/(3$5.,1*&$/&8/$7,2166+2577(50 /21*7(50727$/%,&<&/(ATTACHMENT 1Item 3Packet Page 37 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USET1.20,'+,*8(5$675((7(1+$1&(0(173/$16(($/62/$1'86(5(48,5(0(176)25*(1(5$/&203/,$1&(6,7(3/$11,1*$1''(6,*13$5.,1*$5($65(48,5(' 352326('$)5217,1*+,*8(5$6(((;+,%,7$)25'(6,*1&21675$,176)255($5/2$'('3$5.,1*%)76,7(:$//6((6,7(3/$1&6((352326('/$1'6&$3(3/$1'6(((;+,%,7$'(6,*1&21675$,1676(($/62/$1'86()25/$1'6$5($3('(675,$1$5($65(48,5(' 352326('$38%/,&$&&(66725($5/276 1$%)5217,1*+,*8(5$6(((;+,%,7&&/($5*/$66$7675((7/(9(/ 1$'1$6((6,7(3/$1($:1,1*3529,'('$7(175,(6)6(((/(9$7,2187,/,7<$5($65(48,5(' 352326('$%%8,/',1*66+28/'%(6,7('&/26(72$1'25,(17('72:$5'675((73('(675,$1/,1.$*(66+28/'%(3529,'(':,7+,17+(352-(&77227+(5&200(5&,$/352-(&76$1'$'-$&(171(,*+%25+22'63257,&2(6$5&$'(6522)29(5+$1*6$:1,1*6$1'6,*1$*(6+28/'%(86('$7(175,(672+(/325,(173('(675,$16($&+352-(&7,6(1&285$*('72+$9(,762:1$5&+,7(&785$/,'(17,7<<(77+(6,7(0867:25.:,7+$'-$&(173523(57,(6723529,'(6$)(9(+,&/($1'3('(675,$1&,5&8/$7,21/2&$7(12,6($1'252'25352'8&,1*86(6$:$<)5203('(675,$1$1'5(6,'(17,$/$5($687,/,7<$5($66+28/'%(*5283('6&5((1('$1''(6,*1('727+(0$,16758&785($//87,/,7<,6:,7+,1%8,/',1*:+(5(3266,%/('(9(/230(1767$1'$5'&203/,$1&(/2&$7('727+(5($525%(7:((1%8,/',1*6&60$<)5217+,*8(5$3529,'(',7,66&5((1(':,7+)7:$//256+58%63/$17(5(9(5<63$&(6)7:,'(3/$17(56+28/'6(3$5$7(/27)520675((7$/21*+,*8(5$1(:/2766+$//%(/2&$7('$75($5$&&(66(')520$'-675((76$1'25&20021'5,9('$7/($672)/276+$//%(/$1'6&$3('6(59,&('(/,9(5<6725$*(87,/,7<$1'75$6+$5($66+28/'%(,17(*5$7(',1727+(352-(&7'(6,*1$1'6&5((1(')5207+(38%/,&9,(:,17(*5$7('75$6+52206(()/2253/$1)/22'3/$,15(48,5(' 352326('$&203/,(6%5(48,5(' 352326(')2500$66,1*25,(17$7,21$%&'()*522)6$%&'():$//6)$&$'(6$%&':,1'2:6'2256725()52176$%&5(63(&7)259,(:6$'2256$1':,1'2:6&225',1$7( &203/,(66(((/(9$7,216$:1,1*6:,7+6,*1$*( &203/,(66(((/(9$7,21635(6(59(9,(:)520+,*8(5$ 1$(03+$6,=(:,1'2:675(//,(6$5&$'(6522)29(5+$1*65(&(66(625352-(&7('6725,(6&2/8016%$/&21,(6:$,16&276$1'$:1,1*6&203/,(66(((/(9$7,2160$7(5,$/6&216,67(17:,7+67</( &203/,(66(((/(9$7,216:,1'2:60$7&+67</( &203/,(66(((/(9$7,2166&5((1('522)02817('(48,3 1$12522)(48,30(1786(2)5(9($/60$7(5,$/&+$1*(6%/'*32328765(&(66(6&203/,(66(((/(9$7,216&2/256+$'2: ,17(5(67,1*)2506 &203/,(66(((/(9$7,216$335235,$7(0$7(5,$/3,7&+('522) 1$',6&285$*('0$7(5,$/6 &203/,(66(((/(9$7,2163$5$3(775($70(17 &203/,(66(((/(9$7,216'(&25$7,9(/,*+7,1* &203/,(66(((/(9$7,21608/7,)250522)6 &203/,(66(((/(9$7,216&203/,0(17%/'*67</( &203/,(66(((/(9$7,216$92,'%/$1.$1'3/,1%8,/',1*)$&$'(6 &203/,(66(((/(9$7,216'2256:,1'2:623(1,1*6 &203/,(66(((/(9$7,2163('(675,$16&$/($7675((7 1$)2856,'('$5&+,7(&785( &203/,(66(((/(9$7,216$92,'%2;/,.($33($5$1&( &203/,(66(((/(9$7,2165(&2*1,=$%/(%$6(522)$1'(175< &203/,(66(((/(9$7,216,03/(0(17$7,212)'5$,1$*(5287(6)25352-(&76%7:+,*8(5$$1'&5((.1$$5&+,7(&785$/'(6,*11(:'(9(/230(176+$//127&29(5025(/27$5($7+$1'(9(/230(17,15(3/$&(681/(66,7:,//127,1&5($6()/22'+$=$5'ATTACHMENT 1Item 3Packet Page 38 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USET2.0CONTEXTUAL SITE PLANSCALE: N.T.S.DWELLINART - EXISTING BUILDING TO BE REMOVEDPAUL’S DRY CLEANERS - RETAIL STOREDUNN EDWARDS PAINTS - RETAIL STOREPREVIOUS USE AS “THE POND PLACE” BAY AUTO & TIRE - REPAIR SHOP14231Our site is primarily surrounded by retail establishments. The buildings are all one-story, however many of the adjacent neighbors have a height that is percieved as two-story, see #2 and #4. The surrounding material palette is a varied mix of stucco, brick, CMU, and metal paneling.A structure on this site goes back to at least 1949 when a permit was issued for a 373 SF addition to a 576 SF structure. This combined size of 949 SF is still the current size of the existing building on site. In 1960 a renovation for 724 SF was permitted, followed by an 801 SF renovation in 2000, presumably for the use as The Pond Place, (pictured on this page) where it remained as such until the site was purchased by the current owners. The building is currently being leased to as an artist studio/ retail space. (pictured on this page)SUMMARY OF CONTEXTPROPERTY HISTORYNATTACHMENT 1Item 3Packet Page 39 HIGUERA STREET( IN FEET )1 INCH = FT.10202020400SHEET:DATE:C-0.1JOB NUMBER:SCALE:17093BY:207 HIGUERAMIXED USEDLL, CDP02/10/2020TOPOGRAPHIC MAP1" = 20'ATTACHMENT 1Item 3Packet Page 40 PROPOSEDMIXED-USE BUILDING165.70 FF3.4%4.1%165.0 TG165.0 TG165.0 TG165.0 TG165.0 TG(163.54 EG)165.0 TG165.0 FG(164.2 EG)165.0 FG(163.9 EG)(162.90 ES)162.89 TG162.89 BSW162.70 TG162.70 BSW(162.02 FL)162.69 FS/TG165.60 FS165.70 FS165.55 FS165.45 FS/TC165.65 FS165.75 FS(163.47 FS)165.75 FS(163.80 FS)(162.36 FL)165.45 FS162.65 FS/TG164.0 FS162.75 FS162.85 FS/TGMM162.16 FS162.08 FL162.64 FS162.33 FS162.25 FL162.83 FS(N) DRIVEWAY RAMP(E) SIDEWALKTO REMAIN(N) FLUSH CURB(N) CONCRETE ADAVAN ACCESSIBLEPARKING STALL(N) PARKING STALLS(N) TREE WELL(N) TREE WELLEXISTING BUILDINGEXISTING BUILDINGEXISTING BUILDING(N) ASPHALT CONCRETE (AC)HIGUERA STREETPROTECT-IN-PLACE(E) RETAINING WALLMATCH (E) SIDEWALK(N) FLUSH CURB(N) PARKING STALLS( IN FEET )1 INCH = FT.10202020400SHEET:DATE:C-1.1JOB NUMBER:SCALE:17093BY:207 HIGUERAMIXED USEDLL06/26/2020PRELIMINARY GRADING &DRAINAGE PLAN1" = 20'LEGENDPROPOSED CEMENT CONCRETE PAVEMENTFEMA 100-YR FLOODELEVATION = 164.50ATTACHMENT 1Item 3Packet Page 41 SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSWWWWWWWWWWWWWWWWWWPROPOSEDMIXED-USE BUILDING165.70 FF161.0 INV165.0 TG163.5 INV162.55 TG162.2 INV162.85 TG160.00 INV165.62 TG161.6 INV162.69 TG161.0 INV165.0 TG163.5 INV160.5 INV160.7 INVEXISTING BUILDINGEXISTING BUILDINGEXISTING BUILDING(N) 4" FIRE WATERSERVICE(E) 16" SEWER MAINCONNECT TO (E)6" PVC WATER MAINCONNECT TO (E)18" SEWER MAINNEW 2" DOMESTICWATER METER(N) DRAIN INLET(N) 6" SEWERLATERAL(N) 12" STORM DRAINJUNCTION BOX(N) SIDEWALKUNDERDRAINNEW 3/4" COMMERCIALWATER METER(N) 2" WATER LINE(N) DOUBLE DETECTORCHECK VALVEHIGUERA STREET(N) DRAIN INLET(N) DRAIN INLET(N) 6" STORMDRAIN LINE(N) 6" STORMDRAIN LINE(N) TRENCH DRAIN(N) 6" STORM DRAIN LINE(N) CLEANOUT(N) CLEANOUT(N) PAD-MOUNTEDTRANSFORMERUNDERGROUNDCHAMBERS(N) 12" STORM DRAINJUNCTION BOX(N) 8" STORM DRAIN LINE( IN FEET )1 INCH = FT.10 202020400SHEET:DATE:C-2.1JOB NUMBER:SCALE:17093BY:207 HIGUERAMIXED USEDLL06/26/2020PRELIMINARY UTILITY PLAN1" = 20'LEGENDDOMESTIC WATER LINEFIRE WATER LINEGAS LINESEWER LINESTORM DRAIN LINEATTACHMENT 1Item 3Packet Page 42 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USEL1.0SCALE: 1/16” = 1’-0”landscape & site planlegendPROPOSED BUILDINGFOOTPRINT N1)5217HIGUERA ST. STUDIO102440 SF STUDIO103440 SF STUDIO104440 SF STUDIO105440 SF LAUNDRY101145 SF TRASH100138 SF UTILITY101115 SF OFFICE101390 SF1223333(N) 16-UNITMIXED-USE BUILDING10,595 SF1777717772'-0"2'-4"NEW TREE WELL & STREET TREEPROPERTY LINEPRIVATE PATIO123keynotesATTACHMENT 1Item 3Packet Page 43 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USEL1.1plant palettePLANT schedule PLANTING PALETTETREESQTYBOTANICAL / COMMON NAMEREMARKS2 Garrya elliptica `James Roof` / Coast Silk Tassel SIZE: 8`-12` WIDE, 12`-15` TALLWUCOLS PF: .1 - .32 Lophostemon confertus / Brisbane Box SIZE: 15`-25` WIDE, 40`-60` TALLWUCOLS PF: .4-.6SHRUBSQTYBOTANICAL / COMMON NAMEREMARKS23 Arctostaphylos x `Emerald Carpet` / Emerald Carpet Manzanita SIZE: 3`-5` WIDE, <1` TALLWUCOLS PF: .4 - .632 Pennisetum spathiolatum / Rye Puffs SIZE: 1`-2` TALL & WIDEWUCOLS PF: .4-.6Coast Silk TasselEmerald Carpet ManzanitaCarmen’s Grey California Fuchsia Rye PuffsBrisbane BoxATTACHMENT 1Item 3Packet Page 44 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USEPlant Water Use TypePlant FactorVery Low0 - 0.1Low0.1 - 0.3Moderate0.3 - 0.6High0.6 - 1.0HydrozonePlant Water Use Type (low, moderate, high)Plant Factor (PF)Hydrozone Area (HA) (ft2) Without SLAEnter Irrigation Type(PF x HA (ft2))/IEZone 1 Low 0.30 96 Drip Irrigation35.56Zone 2 Moderate 0.40 342 Drip Irrigation168.89Zone 3Zone 4Zone 5Zone 6Zone 7Zone 8Zone 9Zone 10Zone 11Zone 12Zone 13Zone 14Zone 15Zone 16Zone 17Zone 18Zone 19Zone 20HA Area 438 204.44SLATotal LA438 Results:MAWA= 6,541.9 ETWU= 5,551.9Gallons7.4HCF (Hundred Cubic Feet) per year0.0170Acre-feet per yearEstimated Total Water UseEnter Values in Blue CellsTan Cells Show ResultsETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA]L1.2IRRIGATION calcsType of ProjectResidentialETŽŽĨŝƚǇĨƌŽŵDt>KĚĂƚĂ43.80ETŽ;ŝŶĐŚĞƐͬǇĞĂƌͿOverhead Landscape Area (ftϮͿ438Drip Landscape Area (ftϮͿSLA (ftϮͿTotal Landscape Area438ftϮResults:(ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA] 6,541.9Gallons per year9HCF (Hundred Cubic Feet) per year0.020Acre-feet per yearSan Luis ObispoTan Cells Show Results Enter Value in Blue CellsMaximum Applied Water Allowance CalculationsATTACHMENT 1Item 3Packet Page 45 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USEA1.0demo plan & Tree removalkeynotesSCALE: 1/16” = 1’-0”N1111(E) PAVERS TO BE REMOVED(E) STRUCTURE TO BE REMOVED(2) 6" DIA. CREPE MYRTLE TO BE REMOVED(E) CURB AND WALL TO BE REMOVED(E) CONCRETE TO BE REMOVED(E) WELL TO BE REMOVED(E) PLANTERS TO BE REMOVED(E) DECOMPOSED GRANITE(E) PERIMETER FENCE TO BE REMOVED(E) ROCK FORMATION TO BE REMOVED(E) SITE SIGNAGE TO BE REMOVED(E) PAVERS TO BE REM(E) STRUCTURE TO BE(2) 6" DIA. CREPE MYR(E) CURB AND WALL T(E) CONCRETE TO BE R(E) WELL TO BE REMO(E) PLANTERS TO BE R(E) DECOMPOSED GRA(E) PERIMETER FENCE(E) ROCK FORMATION (E) SITE SIGNAGE TO BATTACHMENT 1Item 3Packet Page 46 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USEA1.1SITE PLANSCALE: 1/16” = 1’-0”N65'-9"MAXIMUM HEIGHT LIMIT 35'-0"EXTENTS OF PROPERTYPLPLHIGUERA STREET site elevationSCALE: 1/16” = 1’-0”keynotesADJACENT BLDG, TYP.11 121314 15816103456712CCCC86'-7"SETBACK1'-10"21344566'-6"M683'-2"SETBACK7)521756'-0"19'-6"11'-10"9'-8"2'-5"82'-9"3'-4"16'-0"24'-0"4'-0" 5'-3"5'-0" STUDIO102440 SF STUDIO103440 SF STUDIO104440 SF STUDIO105440 SF LAUNDRY101145 SF25'-6" TRASH100138 SF UTILITY101115 SF OFFICE101390 SF17'-8"1'-10"3'-10"1'-6"62'-9"2'-6"16'-0"(N) 16-UNITMIXED-USE BUILDING10,595 SFM5'-3"SETBACK9TRASH ROOM ACCESSELECTRICAL TRANSFORMERBIKE ROOM ACCESSNEW LANDSCAPE PLANTER(2) EV CAPABLE SPACES(2) SHORT TERM BICYCLE STORAGE,GROUND CONTROL SYSTEMS HOOPRUNNER - HR100 BIKE RACKFUTURE ACCESSIBLE EV SPACE ANDFUTURE STRIPED SPACE, BOTH SPACES 17'WIDE TOTAL, TO BE RE-STRIPED AFTERCHARGER INSTALL1234567ATTACHMENT 1Item 3Packet Page 47 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USEA2.0first floor PLAN SECOND floor PLAN SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0”NN56'-0"19'-1" STUDIO104440 SF STUDIO105440 SF STUDIO106440 SF STUDIO107440 SF TRASH100138 SF BIKE102132 SFOFFICESUITE101390 SF9'-4"66'-7"66'-7"19'-1"19'-1"19'-1"9'-4"56'-0"19'-6"6'-0"5'-0"25'-6"25'-6"5'-0"25'-6"AGHACEGHBF34'-4"134521325B3'-10"3'-10" LDRY103145 SFFIRE RISERELEC.2'-6"2'-6"TYP.4'-3"(3) TRASH (96 GA.)(2) REC. (96 GA)(1) ORG. (64 GA)66'-7"56'-0"66'-7"3'-10"AGHACEGH13452132BDFB519'-1"19'-1"9'-4"19'-1"25'-6"5'-0"25'-6"19'-1"19'-1"19'-1"9'-4"56'-0"19'-6"3'-10"6'-0"5'-0"25'-6" STUDIO202440 SF STUDIO203440 SF STUDIO204440 SF STUDIO205440 SF STUDIO201440 SF STUDIO200440 SF(12) BIKE SPACES, GROUNDCONTROL SYSTEMS VERTICALBIKE RACKS, BOTTOM OF RACKMOUNTED AT 42" A.F.F.(1) BIKE SPACE EA. UNIT,GROUND CONTROL SYSTEMSATTACHMENT 1Item 3Packet Page 48 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USEA2.166'-7"56'-0"66'-7"3'-10"AGHACEGH13452132BDFB519'-1"19'-1"9'-4"19'-1"25'-6"5'-0"25'-6"19'-1"19'-1"19'-1"9'-4"56'-0"19'-6"3'-10"6'-0"5'-0"25'-6"66'-7"56'-0"66'-7"AGHACEGH13452132BDFB556'-0"19'-6"9'-4"SLOPE1/2:12678',2302440 SF678',2303440 SF678',2304440 SF678',2305440 SF678',2301440 SF678',2300440 SFTHIRD floor PLAN ROOF PLAN SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0”NNATTACHMENT 1Item 3Packet Page 49 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USESan luis obispo, caDATE: 06/29/2020GUERA MIXED-USE2X WOOD FASCIA PAINTED - BLACKVERTICAL CORRUGATED METAL SIDINGSTUCCO - SMOOTHVERTICAL HPL EXTERIOR PANEL RAINSCREENMETAL GUARD-RAIL - BLACKALUMINUM CLAD STOREFRONT WINDOW WITHTRANSPARENT GLASS AND TRANSPARENT CLERESTORYABOVEALUMINUM STOREFRONT DOOR WITH TRANSPARENTGLASS PANELMETAL AWNING - BLACKHOLLOW METAL DOOR - BLACK FRAME AND DOORSTEEL LIGHTING CO., THE GARDENA, FULLY-SHIELDEDWALL-MOUNTED DOWNWARD FACING SCONCE, 3000K LEDLAMPSTANDING SEAM METAL ROOFBLACK VINYL WINDOW WITH TRANSPARENT GLASSBLACK VINYL DOOR WITH TRANSPARENT GLASSSTUCCO REVEAL, TYP.FIRE RATED EXTERIOR DOOR - BLACK FRAME AND DOOR123456789101112131415A3.0 BUILDING ELEVATIONSWEST ELEVATIONEAST ELEVATIONSOUTH ELEVATIONNORTH ELEVATIONSCALE: 1/16” = 1’-0”539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com207 HEAST ELEVATIONNORTH ELEVATIONWEST ELEVATIONSOUTH ELEVATIONTOP OF ROOF33'-8" A.F.F.413111222233344555567810810108159111212131213123RD FLOOR21'-6" A.F.F.2ND FLOOR12'-0" A.F.F.1ST FLOOR0'-0" A.F.F.MAX. BLDG. HEIGHT35'-0" A.F.F.149'-0"TYP.PLPLPLPLPLPLPLkeynotesATTACHMENT 1Item 3Packet Page 50 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USEA4.0MATERIAL BOARDHPL PANEL RAINSCREENTRESPASTOREFRONT - FIRESTONE UNA-CLADANODIZED ALUMINUM, BLACK COIL.WALL SCONCE STEEL LIGHTING CO., THE GARDENAVERTICAL 7/8” CORRUGATED METAL SIDINGTAYLOR METAL PRODUCTS STONE WHITE SRI-85PAINTED TRIM AND METAL ACCENTSBLACK METALWOOD SOFFIT PANELSEAVES AND AWNINGSMOOTH STUCCO SIDINGMAIN BODY STUCCO, LA HAMBRA - CLAYSTANDING SEAM METAL ROOFLIGHT GRAYATTACHMENT 1Item 3Packet Page 51 539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comSan luis obispo, caDATE: 06/29/2020207 HIGUERA MIXED-USEA5.0LOOKING EAST ACROSS HIGUERA STREETATTACHMENT 1Item 3Packet Page 52 ATTACHMENT 1Item 3Item 3Packet Page 53 HOOP RUNNER - HR100 2 Bike Below Ground Mount - Specs harsh conditions with a strong polyester UV-stable coating with superior salt spray protection. MATERIALS HSS 1.9” steel tubing Two 1/2” x 6” anchor rods FINISH Galvanized Galvanized to ASTM A123 / A123M - 12 Black Powder Coat Final Coat– Polyester based Powder Coating – this MOUNTING Below Ground Suggested concrete: 3000 PSI mix min. SPACE USE Wall Setbacks For racks parallel to a wall Minimum: 24” For racks perpendicular to a wall Minimum: 34” Distance Between Racks Minimum: 24” Street Setbacks For racks parallel to the street:: Minimum: 24” *These are our suggested minimal clearances. 24.50 3238"0.50 41.51 6.00 1.90 groundcontrolsystems.com | P: 800 630-7225 | info@groundcontrolsystems.com The images and information herein are the sole property of Ground Control Systems® and any reproduction in part or in whole without prior written consent of Ground Control Systems® is strictly prohibited MATERIALS HSS 1.9” steel tubing Two 1/2” x 6” anchor rods FINISH Galvanized Galvanized to ASTM A123/A123M-12 Black Powder Coat Final Coat-Polyester based Powder Coating -this offers a hard shell finish to the product to protect the metal substrate from oxidizing. Our finishes withstand harsh conditions with a strong polyester UV-stable coating with superior salt spray protection. MOUNTING Below Ground Suggested concrete: 3000 PSI mix min. SPACE USE* Wall Setbacks: For racks parallel to a wall Minimum: 24” For racks perpendicular to a wall Minimum: 34” Distance betweenracks Minimum: 24” Street Setbacks: For racks parallel to the steet Minimum: 24” *suggested minimal clearances HOOP RUNNER - HR100 2 Bike Below Ground Mount - Specs ATTACHMENT 2Item 3 Packet Page 54 The images and information herein are the sole property of Ground Control Systems® and any reproduction in part or in whole without prior written consent of Ground Control Systems® is strictly prohibited groundcontrolsystems.com | P: 800 630-7225 | info@groundcontrolsystems.com INVERTED U - HOOP RUNNER - HR-101 Cut Sheet & Quick Specifications DuraPlas™ Black HSS 1.9” steel tubing U-Lock Compatible Surface Mount (Anchors sold separately) FINISH MATERIALS MOUNTING Wall Setbacks For docks parallel to a wall: Minimum: 24” For docks perpendicular to a wall: Minimum: 34” Distance Between Docks: Minimum: 24” Street Setbacks For docks parallel to the street: Minimum: 24” *These are our suggested minimal clearances. SPACE USE 1.90 0.31 3238" 24.50 A 6.00 3.00 1.00 THRU 0.53 SQ 4.50 DETAIL A SCALE 1 : 4 MATERIALS HSS 1.9” steel tubing U-Lock Compatible FINISH Galvanized Galvanized to ASTM A123/A123M-12 DuraPlas Black™ MOUNTING Surface Mount (Anchors sold separately) SPACE USE* Wall Setbacks: For racks parallel to a wall Minimum: 24” For racks perpendicular to a wall Minimum: 34” Distance betweenracks Minimum: 24” Street Setbacks: For racks parallel to the steet Minimum: 24” *suggested minimal clearances INVERTED U - HOOP RUNNER - HR101 Cut Sheet & Quick Specifications ATTACHMENT 2Item 3 Packet Page 55 groundcontrolsystems.com | 800 630-7225 | info@groundcontrolsystems.com OFFSET ® VERTICAL BIKE RACK - VR2 Cut Sheet & Quick Specifications The images and information herein are the sole property of Ground Control Systems® and any reproduction in part or in whole without prior written consent of Ground Control Systems® is strictly prohibited MATERIALS & FEATURES Distance from ground to bottom of rack minimum: 42” Ceiling height: Minimum 92” (no obstructions) Side wall to rack center: Minimum 20”, recommended 24” For ADA compliance, Offset Vertical Racks require a cane detection device surrounding the parking area to prevent injury of the vision-impaired; 22” from the wall Distance between racks center to center: Minimum 28”, recommended 31” SPACE USE RECOMMENDATIONS DuraPlas® Black FINISH MOUNTING OPTIONS *Please contact us for additional information on the VR2 as a long-te parking solution. 38.42 12.50 22.32 0 . 7 5 2.69 60° 7.20 For FREE layout or planning assistance, please contact our planning team @ 800-630-7225. 42” 20” - 24” 28” - 3 1 ” 92” 2 bicycles secured - long term or short term parking solution* ASTM A36 Steel for all structural plate (standard) ¾” Solid Steel Rod Polyvinyl protective sleeve Wall Mount Each Offset® Vertical Bike Rack mounts to concrete masonry walls and wooden ledger boards. Free Standing Free standing systems available. See Side Stage™ and Center Stage™ product pages for additional info. Rail Wall Mount May require Unistrut™ rails for wood studded wall mounting, call for details. ATTACHMENT 2Item 3 Packet Page 56 Duraplas® coating, Black (Standard) Steel ASTM A36 sheet metal Laser cut steel bent and welded forms the base plate Lock bar made from 3/4” A36 solid steel rod controls bikes and prevents rubbing Polyvinyl sleeve on hook to prevent metal-to-metal contact when parking and removing bike FINISHES MATERIALS & FEATURES The images and information herein are the sole property of Ground Control Systems® and any reproduction in part or in whole without prior written consent of Ground Control Systems®is strictly prohibited 12135-0202 groundcontrolsystems.com | 800 630-7225 | info@groundcontrolsystems.com SPACE USE RECOMMENDATIONS Distance from ground to bottom of rack minimum: 42” Ceiling height: Minimum 82”, recommended 92“ to hook Side wall to rack center: Minimum 22” to the left side of rack Minimum 18” to right side of rack Distance between racks center to center: For racks not offset: 30” Minimum, 36” Recommended For racks offset: 16” Minimum, 23” Recommended For ADA compliance, Offset Vertical Racks require a cane detection device surrounding the parking area to prevent injury of the vision-impaired; 22” from the wall For FREE layout or planning assistance, please contact our planning team @ 800-630-7225. OFFSET® XL VERTICAL BIKE RACK Cut Sheet & Quick Specifications Tire hook has a large profile to accomodate fat tire bikes (up to 4.8” rims), and has a dimpled center to locate smaller mountain bike and road bike tires. MOUNTING OPTIONS Direct surface mount to concrete walls Can be anchored directly into masonry Wood studs/ledgerboard Product can be mounted onto Side Stage™ and Center Stage™ systems when no appropriate backing exists, or wall mounting is not desirable 19-0110-A 5 78 " 28 78 " 7 12 " 22 12 " ATTACHMENT 2Item 3 Packet Page 57