The URL can be used to link to this page

Home My WebLink AboutItem 3 - ARCH-0090-2020 (207 Higuera) 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 1 ARCH-0090-2020 (207 Higuera) Mixed-Use Development: 16 one-bedroom dwellings; Non-commercial suite 2 3 4 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 Rear None 83 feet at least 5 feet 1”-6’ to 2’-5” 5 feet 15 feet No setback 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. Site Details 5 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 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 Parking 6 Site Planning and Design Parking Areas Directly adjacent to Higuera Street without screening or separation; minimally landscaped (about three percent of the area). 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. Applicant requests concession reducing landscaping requirements as a Standard Incentive for providing affordable housing, noting omission of a screening wall or shrubs reduces potential sight-distance impacts (entry and exit) Commission should consider whether the amount of parking area landscaping proposed is adequate , 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. Staff notes constrained space for elements of the parking area; but opportunity may exist to extend planted areas into portions of the lot frontage (e.g. elimination of extra motorcycle space to provide additional area for plantings) and to incorporate short (i.e. 2½ to 3½ feet) walls, hedges, or other screening features, consistent with preservation of adequate sight-lines. Mid-Higuera Street Enhancement Plan 7 8 General Design Principles §§2.1 & 2.2: Site and Building Design … appropriate balance and proportion, with visual relief of building surfaces provided by articulation of wall planes, change of material, and window openings. Community Design Guidelines 9 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 … 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 “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.” 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), consistent with constraints Community Design Guidelines 10 11 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. The Commission should consider a type of door that does not open outward (e.g. “roll-up”) at waste room. §6.1 G: Utility Equipment Transformers must be placed so that they are not visible from streets adjacent to the site, … If below grade placement is not possible, they should be completely screened by walls or landscaping… The Commission should consider what opportunity exists to enhance landscaping and screening elements along the project street frontage §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 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. 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. Community Design Guidelines 12 Landcaping 13 Materials and Colors ARCH-0090-2020 (207 Higuera) Action Forward a recommendation to the Planning regarding consistency of the project with applicable design guidelines 4/. t - �r r Oak. Jv vj of ' CONTEXT PLAN WALKING DISTANCE TO AMENITIES .5 MILES TO CERRO SAN LUIS TRAIL .6 MILES TO THE CREAMERY .6 MILES TO SOUTH HILL TRAIL 8 MEADOW PARK WEST ENTRANCE. EASY HIGHWAY ACCESS FOR COMMUTERS SMALL AFFORDABLE UNITS, 1 DESIGNATED AFFORDABLE HOUSING UNIT COMMERCIAL SUITE UNIQUE LANDLOCKED LOT SITE PLAN PRIMATE YARDS PROVIDED AT EVERY GROUND -FLOOR UNIT 16 PARKING SPACES, 1 PER UNIT LANDSCAPE WHERE POSSIBLE PARKING TRIANGLES FOR MID -LOT TREES MOTORCYCLE STALLS AND TRANSFORMER AT FRONT OF LOT FOR BETTER SITE LINES 3 FOOT WALL AT SIDEWALK NORTH ELEVATION VIEW '. VIEW � w EAST ELEVATION SOUTH ELEVATION RESIDENTIAL FACADES UNITS FACE NORTH AND SOUTH, AWAY FROM STREET OFFERS PRIVACY AND SOUND MITIGATION RECESSED BALCONIES FOR FURTHER PRIVACY FROM ADJACENT UNITS UNITS TO THE NORTH HAVE A MEW OF CERRO SAN LUIS UNITS TO THE SOUTH HAVE A MEW OF SOUTH HILLS t! WEST ELEVATION - HIGUERA STREET 1 =l=!! , mI !i ;!, lad 1 ■��u I ' n � 1� Y f ' ■ - L ;� � I -' OFM * LI- RII ■ COMMERCIAL FACADE FLOOR:CEILING COMMERCIAL STOREFRONT FACES STREET METAL AWNINGS PROVIDE ENTRY COVER LOW -SLOPE SHED ROOF FOR SOLAR ARRAY INDUSTRIAL AESTHETIC FEATURE MALL WHERE EGRESS STAIR REQUIRED TRESPA - PRODUCT IMAGE 1 MEDIUM TONE GRAY CORRUGATED METAL BLACK METAL W/WOOD AWNINGS, SOFFITS DARK RED- TRESPA PANEL RUST ORANGE - TRESPA PANEL LIGHT TAN - TRESPA PANEL OFF - WHITE SMOOTH STUCCO MATERIALS min: