HomeMy WebLinkAboutItem 3 - ARCH-0380-2020 (302 South)Meeting Date: March 1, 2020
Item Number: 3
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 302 South St. FILE NUMBER: ARCH -0380-2020
APPLICANT: Cristina Pires
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 further develop a residential
site on the north side of South Street, between Beebee
Street and Exposition Drive, with two new residential
duplex buildings comprised of two dwellings each, with
associated site improvements. An additional Accessory
Dwelling Unit is proposed to be established by
conversion of an existing dwelling on the site, which,
together with an existing Accessory Dwelling Unit, will
result in a total of two Accessory Dwelling Units in
addition to the four proposed new dwellings.
Present Use: Residential (Single-Family Dwelling and
associated Accessory Dwelling Unit)
Zoning: Medium-Density Residential (R-2)
General Plan: Medium Density Residential
Surrounding Uses: (East, West, North, South): Single-family Residential, Multi-Family Residential.
2.0 PROPOSED DESIGN
Architecture: Contemporary
Materials: Stucco, corrugated metal, standing seam metal roof
Colors: White, Rust-Colored, Black
3.0 FOCUS OF REVIEW
The ARC’s role is to review the proposed project in terms of its consistency with the City’ Community
Design Guidelines (CDG). The project is subject to Moderate Development Review, and the Commission
will provide a recommendation to which will be forwarded to the Planning Commission (Zoning
Regulations § 17.106.040 (A) (1)). The project design is depicted in the Project Plans submitted with this
application, incorporated into this report as Attachment 1.
Community Design Guidelines: www.slocity.org/home/showdocument?id=2104
Figure 1: 302 South
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4.0 DISCUSSION ITEMS
4.1 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
projects. More specific guidance for this project may be found in guidelines for Site and Building Design
(Chapter 2) Residential Project Design (Chapter 5), and Site Planning and Other Design Details
(Chapter 6) 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 exhibits similarities with developed residential sites in
the vicinity, in that it places residential dwellings in the front and the
rear portions of a long parcel fronting both Branch and South Streets
(note that access from South Street is discouraged for new
development, as described in Council Resolution 2596, Attachment 2
to this report). It differs from the predominant pattern in that four
primary and two accessory dwelling units are proposed, distributed
among three buildings, where most parcels are developed with two
primary single-family dwellings.
Figure 2: 302 South Street, Units 5 & 6, view from Branch St. (North Elevation)
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Architecturally, the contemporary design of the new buildings, and
extensive use of metal as a siding and roofing treatment, departs from
the more conventional residential architecture of the area, where
wood, stucco, and asphalt shingle roofing set the character. The
transition from the Branch Street frontage to the project is dominated
by an expansive permeable paver driveway area, does not reveal the
building entries, and provides only a small patch of landscaped area.
Discussion Items The Commission should consider how well the proposed design fits in
with the best examples of appropriate site design and architecture in
the vicinity of the site, and any appropriate direction to the applicant
as to opportunity for refinement of:
▪ the materials palette, for better consistency with the more
conventional architectural character of the neighborhood; and
▪ the transition to the project from the Branch Street frontage,
particularly the location and detailing of building entries, the extent
of paved area, and the selection and extent of landscape plantings
and associated features
Residential Project Design Guidelines
§ 5.2 H: Garages and
Carports
The arrangement of five parking spaces across the Branch Street frontage of
the project (two 2-car garages and one uncovered parking space in the
driveway) and the accompanying expanse of driveway area results in a
garage- and driveway-dominated street view.
§ 5.3 B: Building design As discussed in General Design Principles above, the design of proposed new
buildings introduces a contemporary form, detailing, and materials to a
neighborhood with a predominately conventional residential architectural
vernacular, rather than incorporating the traditional architectural
characteristics of existing houses in the neighborhood.
§ 5.4 C Multi-family
project architecture
These guidelines address the problems associated with higher density
developments through appropriate site planning, parking layout, circulation
patterns, building design, and landscaping.
Dwelling Unit Access Main entrances to individual units should be from adjoining streets, with
distinctive architectural elements and materials used to highlight primary
entrances. The proposed design hides unit entries at the side of the site and
buildings, and does not utilize any distinctive elements or materials to
highlight entrances.
Discussion Items The Commission should consider the dominance of the street view by
garages and driveway area, and lack of visibility or distinction of
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building entries, and any appropriate direction to the applicant as to
opportunity for refinement of:
▪ the placement and detailing of building entries so that they are
distinctive and more visible from the project frontage;
▪ landscaping and site features, such as planted areas, walkways, and
appropriately-scaled fencing, to reduce the dominance of the
garages and to highlight and enhance building entries;
▪ the placement and arrangement of required parking spaces to
reduce the dominance of vehicle parking in the project street view
Site Planning, Other Design Details
§ 6.1 F: Solid waste service
areas
Solid waste collection bins for the new dwellings are arrayed alongside Unit 2
in a location that is some distance from two of the units, and in a manner that
may generate unpleasant visual and odor impacts to Unit 2.
§ 6.2 Landscaping The proposed project design provides comparatively sparse landscaping for a
six-dwelling development. Such minimal landscaping does not enhance the
building architecture, provide aesthetic links and transitions within the site,
or shade, nor does it exhibit imaginative combinations of plantings and
hardscape, as encouraged by these guidelines.
§ 6.3: Parking Facilities The proposed parking layout exhibits an illogical arrangement wherein
parking for one building is provided within another building, and parking for
Unit 4 is placed on the South Street frontage, at a considerable distance from
the unit and requiring that the occupant of the unit walk immediately
adjacent to Unit 2 to access the space, compromising that unit’s privacy.
Bicycle parking for the new dwellings is not explicitly depicted or detailed,
beyond a general note on the Site Plan indicating eight bike parking spaces to
be provided between the two new buildings.
Discussion Items The Commission should consider whether the proposed landscaping
achieves the purposes set out in Community Design Guidelines, and
whether the solid waste collection area, and proposed parking layout
(including bicycle parking) are functionally effective. Provide direction
to the applicant as appropriate, where opportunity exists for
refinement of:
▪ the placement and screening of solid waste collection areas, for
convenience to the units served and to avoid deleterious impacts to
dwellings in the project;
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▪ the landscape design, to enhance landscaping and related site
features to achieve the City’s landscape design goals, particularly to
enhance the project appearance and building architecture, soften
the visual impact of buildings and paving, and provide imaginative
combinations of plantings and hardscape;
▪ the parking layout, to logically locate parking serving new dwellings
for convenience and to preserve privacy for units within the project,
including the appropriate placement of bicycle parking for new
dwellings.
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required
Maximum Residential Density (density units) 2.5 2.52
Setbacks1
Front2
Side (West)
Side (East)3
Rear
15
9 to 12 feet
5 to 19 feet
(N/A – Existing)
20
8 to 11 feet
5 to 12 feet
(N/A)
Maximum Building Height
Units 3 & 4
Units 5 & 6
25 feet
28 feet
35 feet
35 feet
Max Lot Coverage 42% 50%
Minimum Lot Area 9,000 sq. ft. 5,000 sq. ft.
Parking Requirement (Mixed-Use Development)
Multi-Unit Residential
Vehicle Parking Spaces
(5 bedrooms @ 0.75 spaces per bedroom)
Bicycle – Long Term
4
8
4
8
Table Notes
1. Required setbacks are depicted on Schematic Elevation Drawings (Attachment 1, Sheets DP5 and DP6)
2. Exception to standard requested, pursuant to Front Setback Averaging provisions (Zoning § 17.70.170 (D) (1) (a); see
Setback Exhibit (Attachment 3)
3. Exception requested, to allow minor encroachment into side setback for small portion of building wall
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6.0 ACTION ALTERNATIVES
6.1 Continue review of the project with direction to the applicant and staff on pertinent issues.
This is the recommended action, to allow opportunity for the applicant to consider design
refinements to address the discussion items identified in this staff report.
6.2 Recommend that the Community Development Director find the project consistent with
applicable Community Design Guidelines, with any appropriate recommendations for
conditions to enhance consistency with those guidelines. This action is not recommended at
this time, as the project design exhibits inconsistency with design guidelines, as identified in
the discussion items above.
6.3 Recommend that the Community Development Director find the project to be inconsistent
with applicable Community Design Guidelines, citing reasons for the recommendation,
related to consistency with applicable design guidelines. This action is not recommended at
this time because opportunity exists to modify the project design for better consistency with
design guidelines, pursuant to Commission guidance and direction.
7.0 ATTACHMENTS
1. Project Plans
2. Council Resolution 2596
3. Site Setback Exhibit
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GRTRTGGRTRTGGRTGRT(E) LANDSCAPE5'-0"SETBACK(E) DRIVEWAY(E) SIDEWALKS O U T H S T R E E T(E) 12" TREE(E) 12" TREE(E) 20" TREE8'-6"5'-5"(86'-0" R.O.W.)(E) WATER METER TO BE UPGRADE TO 1" SERVICE5'-7"11'-0" ROW6"4'-0"13'-0" ROWEXISTING DRIVEWAYAPPROACH TO REMAINNEW N 0°03'00"W 82'-7"(E) NEIGHBORING DRIVEWAY APRON TO REMAIN15'-0" SETBACKNEW N 0°03'00"W 82'-7"30'-0" CENTERLINE OF ROADUNIT 5GARAGEUNIT 3GARAGE5'-6"SETBACK(E) 6'-0" WOOD FENCEEXISTINGUNIT 1302 SOUTHPROPOSED(2 BEDROOM ADU)NO PARKINGEXISTINGUNIT 2302ASOUTH(1 BEDROOM ADU)NO PARKINGB R A N C H S T R E E T(E) CONCRETE(E) CONCRETE(E) SIDEWALK(E) SIDEWALK8'-6"11'-2"UNIT 6PARKING(E) LANDSCAPE(E) POWER POLE(8) NEW BIKE PARKINGSPACESUNITS 5 & 6 TRASH PICKUP AREA(E) GATE12'-0"19'-0"11'-412"15'-612"27'-1012"NEW GATE12'-0"21'-1"PERMEABLEPAVERS16'-0" TO 2ND LEVEL20'-0" TO GARAGE17'-9" TO STAIR TOWERCONCRETE PERMEABLE GROUND COVERDROUGHT TOLERANT LANDSCAPENEW 15 GAL TREE PER CITY APPROVED LISTPERMEABLE PAVERSSAN LUIS OBISPO, CAVICINITY MAPSITEDP1TITLE SHEET AND SITE PLAN19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020BRANCH STREET - MINOR ARC APPLICATIONPROPOSED SITE PLAN3/32" = 1'-0"EXISTING SITE SUMMARYLOCAL ZONING:APN:LEGAL DESCRIPTION:003-739-001R-2 ADJACENT USE: BRANCH ST.NORTHSOUTHEASTWESTSOUTH STR2 RESIDENTIAL R2 RESIDENTIAL PROPOSED USE:EXISTING USE:SINGLE FAMILY HOME WITH ATTACHED ADULOT 13 IN BLOCK 7 OF SOUTHSIDE ADDITION OF THE CITY OF SAN LUISOBISPO, IN THE CITY OF SAN LUIS OBISPO, COUNTY OF SAN LUISOBISPO, STATE OF CALIFORNIA, ACCORDING TO MAP RECORDEDDECEMBER 17, 1891 IN BOOK B, PAGE 36 OF MAPS, IN THEOFFICE OF THE COUNTY RECORDER OF SAID COUNTY.PROPOSED SITE SUMMARYEXISTING GROSS LOT AREA:DENSITY:PROPOSED USE:(4) RESIDENTIAL UNITS AND (2) ACCESSORY UNITSEXISTING USE:SINGLE FAMILY HOME WITH ATTACHED ADUPROPOSED VEHICLE PARKING: 5 BEDROOMS X 0.75 = 3.75 SPACES (4 SPACES PROVIDED) 9,180 SQ,FT, / 43,560 SQ.FT. = 0.21 (12) =2.53 UNITS PROJECT DESCRIPTIONSCOPE OF WORK TO INCLUDE CONVERTING EXISTING 302 SOUTH MAIN RESIDENCEINTO A 2 BEDROOM ADU. CONSTRUCTING A TWO STORY DUPLEX CONSISTING OF 2(1) ONE BEDROOM UNITS. AND CONSTRUCTING AN ADDITIONAL 2 STORY DUPLEXCONSISTING OF (1) 1 BEDROOM AND (1) 2 BEDROOM UNITS. THIS PROJECT SHALL BEIN CONFORMANCE WITH AB 881 SECTION 1.5. 65852.2.(E)(1)(D) AND READS: “NOT MORETHAN TWO ACCESSORY DWELLING UNITS THAT ARE LOCATED ON A LOT THAT HAS ANEXISTING MULTIFAMILY DWELLING, BUT ARE DETACHED FROM THAT MULTIFAMILY DWELLINGAND ARE SUBJECT TO A HEIGHT LIMIT OF 16 FEET AND FOUR FOOT REAR YARD AND SIDESETBACKS.”TITLE SHEET / PROPOSED SITE PLAN DP-1SHEET INDEXTOTAL: 10 SHEETSDP-2 UNIT 1 & 2 - EXISTING FLOOR PLANS TYPE , NO FIRE SPRINKLERS 2 BEDROOM RESIDENCE W/ ATTACHED ADUEXISTING USE:3 BEDROOM ADU RESIDENCEPROPOSED USE:1 STORY2 BEDROOMS - 1,122 SQ.FT. BUILDING AREA:BUILDING SUMMARYNUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 1DIRECTORYDUSTIN & CRISTINA PIRES302 SOUTH ST.SAN LUIS OBISPO, CA. 93401TEL: 805.710.9111OWNER:REP:CRISTINA PIREStinapires@yahoo.comEMAIL:9,180 SQ.FT. / 0.21 ACRESDP-5 UNIT 3 & 4 - PROPOSED ELEVATIONSDP-6REFER TO SITE PLAN FOR LOCATIONS. NADENSITY:TYPE , NO FIRE SPRINKLERS 1 BEDROOM ADUEXISTING USE:1 BEDROOM ADU (NO CHANGE)PROPOSED USE:1 STORY (NO CHANGE)560 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 2NADENSITY:TYPE , FIRE SPRINKLERS 1 BEDROOM RESIDENCE PROPOSED USE:1ST FLOOR WITHIN 2 STORY STRUCTURE 580 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 30.5 UNITS DENSITY:TYPE , FIRE SPRINKLERS 1 BEDROOM RESIDENCE PROPOSED USE:2ND FLOOR WITHIN 2 STORY STRUCTURE 493 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 40.5 UNITS DENSITY:TYPE , FIRE SPRINKLERS 1 BEDROOM RESIDENCE PROPOSED USE:1ST FLOOR WITHIN 2 STORY STRUCTURE 547 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 50.5 UNITSDENSITY:TYPE , FIRE SPRINKLERS 2 BEDROOM RESIDENCE PROPOSED USE:2 STORY 1ST FLOOR - 142 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 61.0 UNITSDENSITY:2ND FLOOR - 1,350 SQ.FT. TOTAL - 1,492 SQ.FT. DP-3 UNIT 3 & 4 - PROPOSED FLOOR PLANS DP-4 UNIT 5 & 6 - PROPOSED FLOOR PLANS UNIT 5 & 6 - PROPOSED ELEVATIONS(4) RESIDENTIAL UNITS AND (2) ACCESSORY UNITSDP-1.2 EXISTING SURVEYLANDSCAPE LEGENDPROPOSED EXCEPTIONS1. FRONT YARD SETBACK OF 15' TO ALIGN WITH THE AVERAGE FRONT SETBACK OF CURRENTRESIDENCES ON BRANCH STREET. NOTE: GARAGE DOORS WILL REMAIN AT 20' SETBACK TOALLOW AMPLE CAR CLEARANCE. THIS EXCEPTION WILL ALLOW OTHER FEATURES OF THE HOMETO REMAIN PROUD OF THE GARAGE WALL, WHILE STILL PRESERVING BACKYARD SPACE ANDMAINTAINING THE NATURAL FRONT SETBACK ESTABLISHED BY PREVIOUS HOMES ON BRANCHSTREET. 2. SIDE YARD SETBACK EXCEPTION ON THE SECOND STORY AT THE ENTRYWAY/STAIRCASE OF UNIT6 AND UNIT 4. THIS WOULD ALLOW FOR AN INTERIOR STAIRCASE AT UNIT 6 AND A MORE PRIVATEENTRY DOOR TO PROTECT NEIGHBOR PRIVACY AND POTENTIALLY SCREEN MECHANICALEQUIPMENT. WHILE UNIT 4 IS NOT AN INTERIOR STAIRCASE, THE SOLID RAIL DETAIL PROVIDESPRIVACY FOR THAT HOMEOWNER. IMAGINE WALKING INTO YOUR HOME WEARING A SKIRTWHERE PEOPLE CAN EASILY SEE THROUGH RAILING. THE ADJACENT LOT ON THAT END OF THEPROPOSED RESIDENCE IS ALSO AT AN UPSLOPE WHICH WOULD MAKE A SLIGHTLY HIGHERSETBACK MORE ACCEPTABLE. REFER TO ELEVATIONS FOR GRAPHIC REPRESENTATION.UNDER ZONING REGS 17.70.170, D., 2., E. THE FOLLOW ITEMS APPLY: I. WHEN THE PROPERTY THAT WILL BE SHADED BY THE EXCEPTED DEVELOPMENT WILL NOT BEDEVELOPED OR WILL NOT BE DEPRIVED OF REASONABLE SOLAR EXPOSURE, CONSIDERING ITSTOPOGRAPHY AND ZONING;II. WHEN THE EXCEPTION IS OF A MINOR NATURE, INVOLVING AN INSIGNIFICANT PORTION OF TOTALAVAILABLE SOLAR EXPOSURE;VI. WHERE NO SIGNIFICANT FIRE PROTECTION, EMERGENCY ACCESS, PRIVACY OR SECURITY IMPACTSARE LIKELY TO RESULT FROM THE EXCEPTION.PROPOSED BIKE PARKING:4 UNITS X 2 SPACES PER UNIT = 8 SPACES PROVIDED REFER TO SITE PLAN FOR LOCATIONS. LOT COVERAGE:(PROPOSED) 3,826 SQ.FT. / (EXISTING) 9,180 SQ.FT. = 42% COVERAGE FRONT YARD (IMPERVIOUS) PAVING: (PROPOSED) 80 SQ.FT. / (EXISTING) 1,000 SQ.FT. = 8% PAVING 35'-0" PER ZONINGMAX BLDG HEIGHT:15'-0" SINGLE STORY (NO CHANGE)UNIT 1 & 2 BLDG HEIGHT:24'-10" (REFER TO ELEVATIONS) UNIT 3 & 4 BLDG HEIGHT:27'-6" (REFER TO ELEVATIONS) UNIT 5 & 6 BLDG HEIGHT:R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:DP-7 UNIT 3 & 4 - PROPOSED ELEVATIONSDP-8 UNIT 5 & 6 - PROPOSED ELEVATIONSDP-1.3 SITE GRADING, DRAINAGE, & UTILITY PLAN. ATTACHMENT 1Item 3Packet Page 85
No. 9249S TATEOFCALIFORNIALICENSEDLANDSURVEY O R
A.CHALE YN
ROBERTSHEETDP1.2ATTACHMENT 1Item 3Packet Page 86
GRTRTGGRTRTGGRTGRTS O U T H S T R E E T(86'-0" R.O.W.)(E) WATER METER TO BE UPGRADE TO 1" SERVICENEW N 0°03'00"W 82'-7"(E) GAS SERVING UNITS 1 & 2 TO REMAINNEW N 0°03'00"W 82'-7"B R A N C H S T R E E TUNITS 5 & 6181.00 FF(E) POWER POLENEW UPGRADED SEWER LATERAL P.O.C. FOR NEW DRAINAGE TO TIEINTO EXISTING DRAINAGE SYSTEM(E) DRAIN(E) DRAIN(E) DRAIN(E) DRAIN(E) DRAIN(E) DRAIN(E) DRAINSLOPESLOPESLOPESLOPESLOPESLOPEEXCEPT LIMITEDDRAINAGE FROM ADJACENTPROPERTIESEXCEPT LIMITEDDRAINAGE FROM ADJACENTPROPERTIESSLOPESLOPEUNITS 3 & 4180.50 FFUNITS 1 & 2180.25 FF181.25 NG180.65 NG179.57 NG178.00 FS177.13 NG(E) DRAINDP1.3GRADING, DRAINAGE, &UTILITY PLAN19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020GRADING, DRAINAGE, AND UTILTY PLAN3/32" = 1'-0"ATTACHMENT 1Item 3Packet Page 87
TRUENORTH13'-11"3'-334"10'-514"12'-0"27'-8"10'-1112"5'-012"25'-1012"9'-712"3'-10"14'-212"27'-8"12'-0"19'-712"8'-1"5'-312"2'-1012"13'-11"49'-912"7'-11"41'-1012"49'-912"1-107BEDROOM 11-106BATH1-105HALL1-102GREAT ROOM 1-103DINING 1-104KITCHEN1-108BEDROOM 22-104BEDROOM 2-103BATH2-102KITCHEN2-101GREAT ROOM 1-101ENTRYEXISTING 302A SOUTH (ADU)TO REMAIN AS-IS NO CHANGE.EXISTING 302 SOUTHTO BE CONVERTED TO (ADU)1-107BEDROOM 11-106BATH1-105HALL1-102GREAT ROOM 1-103NEW BEDROOM 31-104KITCHEN1-108BEDROOM 22-104BEDROOM 2-103BATH2-102KITCHEN2-101GREAT ROOM 1-101ENTRY1-109NEW PANTRYCONVERT EXISTING DININGROOM INTO 3RD BEDROOM13'-11"3'-334"10'-514"12'-0"27'-8"10'-1112"5'-012"14'-4"9'-712"3'-10"14'-212"27'-8"12'-0"19'-712"8'-1"5'-312"2'-1012"13'-11"49'-912"7'-11"41'-1012"49'-912"EXISTING 302A SOUTH (ADU)TO REMAIN AS-IS NO CHANGE.2'-912"8'-9"4'-412"4'-1112"(E) EGRESS WINDOW19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP2EXISTING & PROPOSED UNITS 1 & 2FLOOR PLANS0842116(EXISTING) UNITS 1 & 2 - 1ST FLOOR PLANS1/4" = 1'TYPE , NO FIRE SPRINKLERS 2 BEDROOM RESIDENCE W/ ATTACHED ADUEXISTING USE:3 BEDROOM ADU RESIDENCEPROPOSED USE:1 STORY (NO CHANGE) 2 BEDROOMS - 1,122 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 1NADENSITY:TYPE , NO FIRE SPRINKLERS 1 BEDROOM ADUEXISTING USE:1 BEDROOM ADU (NO CHANGE)PROPOSED USE:1 STORY (NO CHANGE)560 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 2NADENSITY:(PROPOSED) UNITS 1 & 2 - 1ST FLOOR PLANS1/4" = 1'R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:ATTACHMENT 1Item 3Packet Page 88
TRUENORTHW/DRANGEREFERW/DRANGEREFER10'-11"17'-1012"37'-112"8'-4"4'-0"14'-512"21'-512"20'-1"10'-11"22'-7"3'-712"37'-112"3-101ENTRY3-102GREAT ROOM3-103BATH3-104BEDROOM 3'-0"10'-11"17'-1012"37'-112"4'-812"21'-512"20'-1"3'-8"15'-7"33'-6"3-101ENTRY3-102GREAT ROOM3-103BATH3-104BEDROOM 3'-712"3'-3"11'-0"10'-1014"6'-714"2'-712"17'-512"4'-0"4'-0"2'-712"2'-712"EXTERIOR DECK19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP3PROPOSED UNITS 3 & 4FLOOR PLANS0842116UNIT 3 - 1ST FLOOR1/4" = 1'UNIT 4 - 2ND FLOOR 1/4" = 1'TYPE , FIRE SPRINKLERS 1 BEDROOM RESIDENCE PROPOSED USE:1ST FLOOR WITHIN 2 STORY STRUCTURE 580 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 3 0.5 UNITS DENSITY:TYPE , FIRE SPRINKLERS 1 BEDROOM RESIDENCE PROPOSED USE:2ND FLOOR WITHIN 2 STORY STRUCTURE 493 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 4 0.5 UNITS DENSITY:R3 RESIDENTIAL BUILDING OCCUPANCY:R3 RESIDENTIAL BUILDING OCCUPANCY:ATTACHMENT 1Item 3Packet Page 89
TRUENORTHW/DRANGEREFERELEC.12'-11"12'-0"9'-1"24'-11"34'-0"22'-0"11'-612"5'-512"17'-0"41'-0"2'-0"17'-0"24'-0"41'-0"20'-1"13'-11"34'-0"14'-6"16'-612"3'-1112"35'-0"1'-4"5'-8"14'-3"4'-8"18'-11"19'-2"45'-9"24'-0"10'-112"11'-712"45'-9"19'-412"11'-112"3'-1112"34'-512"(PARKING FOR UNIT 5)5-101GARAGE (PARKING FOR UNIT 3)3-101GARAGE 6-101ENTRY5-104GREATROOM 5-102BEDROOM 5-103BATH6-202DINING6-201LIVING6-203KITCHEN6-204HALL6-205BATH6-208BEDROOM 26-206BEDROOM 1EXTERIOR DECK24'-10"1'-0"8"6-102BATHROOM12'-0"12'-0"20'-10"19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP4PROPOSED UNITS 5 & 6FLOOR PLANS0842116UNIT 5 - 1ST FLOOR 1/4" = 1'UNIT 6 - 2ND FLOOR 1/4" = 1'TYPE , FIRE SPRINKLERS 1 BEDROOM RESIDENCE PROPOSED USE:1ST FLOOR WITHIN 2 STORY STRUCTURE 547 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 5 0.5 UNITSDENSITY:TYPE , FIRE SPRINKLERS 2 BEDROOM RESIDENCE PROPOSED USE:2 STORY 1ST FLOOR - 142 SQ.FT. BUILDING AREA:NUMBER OF STORIES:CONSTRUCTION TYPE: VBUNIT 6 1.0 UNITSDENSITY:2ND FLOOR - 1,350 SQ.FT. TOTAL - 1,492 SQ.FT. R3 RESIDENTIAL BUILDING OCCUPANCY:ATTACHMENT 1Item 3Packet Page 90
SECOND LEVEL FF9'-6" (190.5')FIRST LEVEL FF0'-0" (180.5')PLATE8'-0" (188.5')A.N.G.180.0'PLATE19'-6" (201.0')TOP OF ROOF24'-10" (206.33')TOP OF PARPET12'-10" (194.33')TOP OF PARPET18'-10" (200.33')SECOND FLOOR9'-6" (190.5')PLATE8'-0" (188.5')FIRST FLOORFINISH FLOOR2169910PLPLSECOND LEVEL FF9'-6" (190.5')FIRST LEVEL FF0'-0" (180.5')PLATE8'-0" (188.5')A.N.G.180.0'PLATE19'-6" (201.0')TOP OF ROOF24'-10" (206.33')TOP OF PARPET18'-10" (200.33')TOP OF PARPET12'-10" (194.33')SECOND FLOOR9'-6" (190.5')FIRST FLOORFINISH FLOORPLATE8'-0" (188.5')TOP OF PARAPET19'-6" (208.5')PLATE19'-6" (201.0')REQUESTED SETBACK EXCEPTIONR2 ZONE, INTERIOR SIDE & REARSETBACK STANDARDS 17.20.0202153PLPLR2 ZONE, INTERIOR SIDE & REARSETBACK STANDARDS 17.20.020REQUESTED SETBACK EXCEPTIONSECOND LEVEL FF9'-6" (190.5')FIRST LEVEL FF0'-0" (180.5')PLATE8'-0" (188.5')A.N.G.180.0'PLATE19'-6" (201.0')TOP OF ROOF24'-10" (206.33')TOP OF PARPET18'-10" (200.33')TOP OF PARPET12'-10" (194.33')SECOND FLOOR9'-6" (190.5')FIRST FLOORFINISH FLOORPLATE8'-0" (188.5')TOP OF PARAPET19'-6" (208.5')PLATE19'-6" (201.0')TOP OF PARPET18'-10" (200.33')2153SECOND LEVEL FF9'-6" (190.5')FIRST LEVEL FF0'-0" (180.5')PLATE8'-0" (188.5')A.N.G.180.0'PLATE19'-6" (201.0')TOP OF ROOF24'-10" (206.33')TOP OF PARPET12'-10" (194.33')TOP OF PARPET18'-10" (200.33')SECOND FLOOR9'-6" (190.5')PLATE8'-0" (188.5')FIRST FLOORFINISH FLOOR2153699ELEVATION REFERENCE NOTES1. 3 COAT STUCCO, SMOOTH FINISH, WHITE2. VERTICAL RIBBED METAL SIDING, (MATTE BLACK, NON REFLECTIVE)3. VERTICAL CORRUGATED METAL SIDING, (RUST COLORED, NON REFLECTIVE)4. STANDING SEAM METAL ROOFING, (WHITE, NON REFLECTIVE)5. MATTE BLACK WINDOWS6. MATTE BLACK DOORS7. BLACK SECTIONAL GARAGE DOOR W/ LITES8. ELECTRICAL SWITCH GEAR9. MATTE BLACK LED WALL SCONCE TO MEET DARK SKY STANDARDS10. LED RECESSED CANNED LIGHTING TO MEET DARK SKY STANDARDS19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP5UNIT 3 & 4SCHEMATIC ELEVATIONSNORTH ELEVATION3/16" = 1'-0"WEST ELEVATION3/16" = 1'-0"EAST ELEVATION3/16" = 1'-0"SOUTH ELEVATION3/16" = 1'-0"GENERAL LIGHTING NOTESA. ALL EXTERIOR LIGHTING PROPOSED SHALL BESHIELDED AND DIRECTED DOWNWARDS INTO THEDEVELOPMENT, FULLY CONTAIN DIRECT GLARE ON SITE,AND SHALL BE HOODED AND SHIELDED, ACCORDINGLY.B. LIGHT INTENSITY SHALL. BE NO MORE THANDETERMINED NECESSARY FOR SAFETY PURPOSES.C. LIGHT SOURCES SHALL BE OF ENERGY EFFICIENTDESIGN (E.G. SODIUM-BASED, METAL HALIDE, LED, ETC..)D. NON-GLARE LIGHTING SHALL BE USED THROUGHOUTTHE PROPOSED PROJECT.E. ANY SECURITY LIGHTING SHALL. BE SCREENED SUCHTHAT LIGHTS ARE NOT VISIBLE AT A DISTANCE OF 30FEET.A. R-2 ZONING MAXIMUM HEIGHT ABOVE NATURAL GRADE SHALL NOTEXCEED 35'-0"B. REFER TO SITE PLAN FOR SETBACK DIMENSIONS.C.EXTERIOR CONSTRUCTION MATERIAL SHALL COMPLY WITH THEIGNITION RESISTANT CONSTRUCTION STANDARDS IN CALIFORNIARESIDENTIAL CODE R327.D. ALL EXTERIOR MECHANICAL AND ELECTRICAL EQUIPMENT SHALL BESCREENED OR INCORPORATED INTO THE DESIGN OF BUILDINGS SO ASNOT TO BE VISIBLE FROM THE PUBLIC RIGHT-OF-WAY OR ADJACENTRESIDENTIAL ZONES. EQUIPMENT TO BE SCREENED INCLUDES, BUT ISNOT LIMITED TO, ALL ROOF-MOUNTED EQUIPMENT, AIR CONDITIONERS,HEATERS, UTILITY METERS, CABLE EQUIPMENT, TELEPHONE ENTRYBOXES, BACKFLOW PREVENTIONS, IRRIGATION CONTROL VALVES,ELECTRICAL TRANSFORMERS, PULL BOXES, AND ALL DUCTING FOR AIRCONDITIONING, HEATING, AND BLOWER SYSTEMS. SCREENINGMATERIALS SHALL BE CONSISTENT WITH THE EXTERIOR COLORS ANDMATERIALS OF THE BUILDING. EXCEPTIONS TO THIS SECTION ARESUBJECT TO THE DIRECTOR’S REVIEW AND APPROVAL VIA DIRECTOR’SACTION (CHAPTER 17.108: DIRECTOR’S ACTION). IN GRANTING AREQUEST FOR AN EXCEPTION, THE DIRECTOR SHALL FIND SCREENING ISINFEASIBLE DUE TO HEALTH AND SAFETY OR UTILITY REQUIREMENTS.GENERAL NOTESATTACHMENT 1Item 3Packet Page 91
PLSECOND LEVEL FF9'-6" (198.5')FIRST LEVEL FF0'-0" (181.0')PLATE8'-0" (189.0')A.N.G.180.65'PLATE20'-6" (209.5')PLATE17'-6" (206.5')TOP OF ROOF27'-6" (216.5')SECOND FLOOR9'-6" (185.5')FIRST FLOORFINISH FLOORPLATE8'-0" (189.0')TOP OF PARAPET19'-6" (208.5')PLATE17'-6" (206.5')TOP OF PARPET19'-6" (208.5')3156224999PLPLR2 ZONE, INTERIOR SIDE & REARSETBACK STANDARDS 17.20.020SECOND LEVEL FF9'-6" (198.5')FIRST LEVEL FF0'-0" (181.0')PLATE8'-0" (189.0')TOP OF PARPET19'-6" (208.5')A.N.G.180.65'PLATE20'-6" (209.5')PLATE17'-6" (206.5')TOP OF ROOF27'-6" (216.5')SECOND FLOOR9'-6" (185.5')FIRST FLOORFINISH FLOORPLATE8'-0" (189.0')TOP OF PARAPET19'-6" (208.5')PLATE17'-6" (206.5')REQUESTED SETBACK EXCEPTION215371010SECOND LEVEL FF9'-6" (198.5')FIRST LEVEL FF0'-0" (181.0')PLATE8'-0" (189.0')TOP OF PARPET19'-6" (208.5')A.N.G.180.65'PLATE20'-6" (209.5')PLATE17'-6" (206.5')TOP OF ROOF27'-6" (216.5')SECOND FLOOR9'-6" (185.5')FIRST FLOORFINISH FLOORPLATE8'-0" (189.0')TOP OF PARAPET19'-6" (208.5')PLATE17'-6" (206.5')PLPLR2 ZONE, INTERIOR SIDE & REARSETBACK STANDARDS 17.20.020REQUESTED SETBACK EXCEPTION152231010SECOND LEVEL FF9'-6" (198.5')FIRST LEVEL FF0'-0" (181.0')PLATE8'-0" (189.0')A.N.G.180.65'PLATE20'-6" (209.5')PLATE17'-6" (206.5')TOP OF ROOF27'-6" (216.5')SECOND FLOOR9'-6" (185.5')FIRST FLOORFINISH FLOORPLATE8'-0" (189.0')TOP OF PARAPET19'-6" (208.5')PLATE17'-6" (206.5')TOP OF PARPET19'-6" (208.5')PL315246810ELEVATION REFERENCE NOTES1. 3 COAT STUCCO, SMOOTH FINISH, WHITE2. VERTICAL RIBBED METAL SIDING, (MATTE BLACK, NON REFLECTIVE)3. VERTICAL CORRUGATED METAL SIDING, (RUST COLORED, NON REFLECTIVE)4. STANDING SEAM METAL ROOFING, (WHITE, NON REFLECTIVE)5. MATTE BLACK WINDOWS6. MATTE BLACK DOORS7. BLACK SECTIONAL GARAGE DOOR W/ LITES8. ELECTRICAL SWITCH GEAR9. MATTE BLACK LED WALL SCONCE TO MEET DARK SKY STANDARDS10. LED RECESSED CANNED LIGHTING TO MEET DARK SKY STANDARDS19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP6UNIT 5 & 6SCHEMATIC ELEVATIONSNORTH ELEVATION3/16" =1'-0"WEST ELEVATION3/16" =1'-0"EAST ELEVATION3/16" =1'-0"SOUTH ELEVATION3/16" =1'-0"GENERAL LIGHTING NOTESA. ALL EXTERIOR LIGHTING PROPOSED SHALL BESHIELDED AND DIRECTED DOWNWARDS INTO THEDEVELOPMENT, FULLY CONTAIN DIRECT GLARE ON SITE,AND SHALL BE HOODED AND SHIELDED, ACCORDINGLY.B. LIGHT INTENSITY SHALL. BE NO MORE THANDETERMINED NECESSARY FOR SAFETY PURPOSES.C. LIGHT SOURCES SHALL BE OF ENERGY EFFICIENTDESIGN (E.G. SODIUM-BASED, METAL HALIDE, LED, ETC..)D. NON-GLARE LIGHTING SHALL BE USED THROUGHOUTTHE PROPOSED PROJECT.E. ANY SECURITY LIGHTING SHALL. BE SCREENED SUCHTHAT LIGHTS ARE NOT VISIBLE AT A DISTANCE OF 30FEET.GENERAL NOTESA. R-2 ZONING MAXIMUM HEIGHT ABOVE NATURAL GRADE SHALL NOTEXCEED 35'-0"B. REFER TO SITE PLAN FOR SETBACK DIMENSIONS.C.EXTERIOR CONSTRUCTION MATERIAL SHALL COMPLY WITH THEIGNITION RESISTANT CONSTRUCTION STANDARDS IN CALIFORNIARESIDENTIAL CODE R327.D. ALL EXTERIOR MECHANICAL AND ELECTRICAL EQUIPMENT SHALL BESCREENED OR INCORPORATED INTO THE DESIGN OF BUILDINGS SO ASNOT TO BE VISIBLE FROM THE PUBLIC RIGHT-OF-WAY OR ADJACENTRESIDENTIAL ZONES. EQUIPMENT TO BE SCREENED INCLUDES, BUT ISNOT LIMITED TO, ALL ROOF-MOUNTED EQUIPMENT, AIR CONDITIONERS,HEATERS, UTILITY METERS, CABLE EQUIPMENT, TELEPHONE ENTRYBOXES, BACKFLOW PREVENTIONS, IRRIGATION CONTROL VALVES,ELECTRICAL TRANSFORMERS, PULL BOXES, AND ALL DUCTING FOR AIRCONDITIONING, HEATING, AND BLOWER SYSTEMS. SCREENINGMATERIALS SHALL BE CONSISTENT WITH THE EXTERIOR COLORS ANDMATERIALS OF THE BUILDING. EXCEPTIONS TO THIS SECTION ARESUBJECT TO THE DIRECTOR’S REVIEW AND APPROVAL VIA DIRECTOR’SACTION (CHAPTER 17.108: DIRECTOR’S ACTION). IN GRANTING AREQUEST FOR AN EXCEPTION, THE DIRECTOR SHALL FIND SCREENING ISINFEASIBLE DUE TO HEALTH AND SAFETY OR UTILITY REQUIREMENTS.ATTACHMENT 1Item 3Packet Page 92
19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP7UNIT 3 & 4SCHEMATIC PERSPECTIVESNW PERSPECTIVENTSSW PERSPECTIVENTSSE PERSPECTIVENTSNE PERSPECTIVENTSATTACHMENT 1Item 3Packet Page 93
19-1521ST SUBMITTAL 08.06.2020MINOR ARCBRANCH STREET - MINOR ARC APPLICATIONFORM DESIGN+BUILD2436 BROAD STSAN LUIS OBISPO, CA805.547.2344REP: TREVOR MILLERtrevor@formdesignbuild.com2ND SUBMITTAL 10.07.2020DP8UNIT 5 & 6SCHEMATIC PERSPECTIVESNW PERSPECTIVENTSSW PERSPECTIVENTSSE PERSPECTIVENTSNE PERSPECTIVENTSATTACHMENT 1Item 3Packet Page 94
RES,%,JTION NO. 2596 (1974 Serie ,,'
A RESOLUTION OF THE COUNCIL OF THE CITY OF
SA1 LUIS OBISPO ADOPTING A POLICY FOR
DEVELOPP•JENT ALONG SOUTH STREET.
i
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
The following policy concerning access to South Street
as recommended to the Council by the Planning Commission at
its meeting of April 2, 1974, is hereby adopted:
1. Access onto South Street should be restricted where
alternate means of access are available.
2. Creation of .lots that have access only on South
Street should be avoided.
3. Creation of substandard lots on South Street should
not be allowed.
4. Lots having frontage on both South Street and
another street should not be subdivided, except by the deep
lot provisions with all access onto a street other than
South Street.
On motion of Councilman Brown, seconded by Councilman
Gurnee, and on the following roll call vote:
AYES: Councilmen Brown, Graham., Gurnee, Norris
and Mayor Schwartz
NOES: None
ABSENT: None
the foregoing Resolution was passed and adopted this 15th day
of April, 1974.
ATTEST:
R 2596
ATTACHMENT 2Item 3
Packet Page 95
ATTACHMENT 3Item 3Packet Page 96
302 South Street
ARCH-0380-2020
Review of a residential project consisting of two new
duplexes, conversion of an existing residential unit to an
accessory dwelling unit (ADU).
March 1, 2021
Applicant: Christina Pires
Recommendation
Provide comments regarding consistency with the
Community Design Guidelines and recommend
direction on the project’s design to the Community
Development Director.
Project Site
0.2 acre in the R-2 zone
3
Project Description
4
Multi-unit residential project consisting of:
▪Two duplex buildings (two units each)
▪Conversion of existing single -family dwelling to an
accessory dwelling unit (ADU)
▪Retention of one existing ADU
Proposed Site Plan
5
Background
6
Floor Plans
7
Floor Plans –Units 3 and 4
8
Elevation –Units 3 and 4
9
Elevations –Units 5 and 6
10
Units 3 and 4
11
Units 5 and 6
12
Discussion Items
13
•Material palette and contemporary design –consistency
with neighborhood character
•Dominance of the Branch Street view by garages and
driveway area
•Location and detailing of building entries
•Use of landscaping and site features
•Placement/arrangement of required parking spaces
•Location and screening of solid waste collection bins
Recommendation
Provide comments regarding consistency with the
Community Design Guidelines and recommend
direction on the project’s design to the Community
Development Director.
15
Site Plan
16
Existing
Site Plan
Proposed
Site Plan
Minor ARC Review
Application ARCH-0380-2020 (302 South)