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Home My WebLink AboutItem 4a. 2800 Broad Street (ARCH-0366-2021) ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: REVIEW OF A NEW 28,997-SF, THREE-STORY, MIXED-USE PROJECT CONSISTING OF 20 RESIDENTIAL UNITS WITH A PRIVATE ROOF DECK, AND 7,818 SF OF COMMERCIAL SPACE, WITHIN THE SOUTH BROAD STREET AREA PLAN. PROJECT INCLUDES A 30% SHARED/MIXED-USE PARKING REDUCTION. PROJECT ADDRESS: 2800 Broad Street BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 Email: kbell@slocity.org FILE NUMBER: ARCH-0366-2021 FROM: Shawna Scott, Senior Planner APPLICANT: Luis Sarmiento REPRESENTATIVE: Bryan Ridley RECOMMENDATION Review the proposed project in terms of its consistency with the South Broad Street Area Plan, and Community Design Guidelines, and provide comments and recommendations to the Planning Commission. 1.0 PROJECT DESCRIPTION AND SETTING The proposed project consists of a new 28,997-square foot, three-story, mixed-use structure consisting of 20 residential units with a private roof deck, and 7,818 square feet of commercial space within the South Broad Street Area Plan. Project includes a 30% shared/mixed-use parking reduction.1 The proposed project includes the demolition of existing structures to provide for the new project and includes site improvements such as site access upgrades, and associated landscaping (Attachment A, Project Plans). General Location: The 0.62-acre project site is located at the corner of Lawrence Drive and Broad Street, with direct access to Lawrence Drive. Zoning and General Plan: Commercial Retail (C-R-SF) and Commercial Services (C-S-SF) within the South Broad Street Area Plan. Surrounding Uses: East: (R-2) Single Family Residences West: (R-3-PD) Multi-family Residences North: (C-R-SF) Furniture Store South: (C-R-SF & C-S-SF) Public Assembly Use – Guild Hall 1 South Broad Street Area Plan, 4.7 Parking Requirements, Shared Parking Reduction, Mixed-Use Parking Reduction: “A maximum parking reduction of thirty percent is possible when combined with a shared parking reduction.” Meeting Date: 10/18/2021 Item Number: 4a Time Estimate: 30 Minutes Figure 1: 2800 Broad Street Project Site Page 9 of 60 Item 4a 2800 Broad Street – ARCH-0366-2021 Architectural Review Commission Report – October 18, 2021 2.0 PROPOSED DESIGN Architecture: Broad Street Village Contemporary Design details: Outdoor sitting area, decorative shed roofs, covered awnings, small private roof deck, balconies, vertical windows, paseo connection to Broad Street from parking lot, partial woonerf design to provide future connection to the property to the South. Materials: Stucco with a fine sand finish (white), cast -in-place concrete (grey), anodized aluminum storefront (black), painted steel/sheet metal (black), box rib cladding (dark grey). 3.0 PREVIOUS REVIEW On September 27, 2021, the Tree Committee reviewed the proposal to remove one street tree and plant 19 new trees. The Tree Committee, with a vote of 3:1, recommended the Planning Commission find the proposed tree removal and compensatory planting plan consistent with the Tree Removal Ordinance (Attachment B, TC Report and Minutes 9.27.21). 4.0 FOCUS OF REVIEW The Architectural Review Commission’s (ARC’s) role is to review the proposed project in terms of consistency with the South Broad Street Area Plan and Community Design Guidelines and applicable City Standards and 2) provide comments and recommendations to the Planning Commission concerning the proposed project design, focusing on building architecture and layout. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 South Broad Street Area Plan: https://www.slocity.org/home/showpublisheddocument/5019/635563068397670000 5.0 DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, Community Design Guidelines (CDG), and the South Broad Street Area Plan (SOBRO). Staff has not identified any discussion items or concerns related to consistency with CDG Chapter 2 (General Design Principles), Chapter 3 (Commercial and Industrial Project Design), Chapter 6 (Site Planning and Other Design Details), and SOBRO Chapter 5.0 (Design Guidelines). The project has also been designed with the partial development of the “woonerf” or village court accessway as identified in the SOBRO Cha pter 2.0 (Street Types). The village court or “woonerf” is intended to be a living street where pedestrians and bicyclists have the same priority as motorists. The applicant has provided a detailed project description regarding the project’s consistency with the SOBRO Design Standards (see Attachment A, Project Plans, Sheets 5, 6, & 7). Page 10 of 60 Item 4a 2800 Broad Street – ARCH-0366-2021 Architectural Review Commission Report – October 18, 2021 6.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Density 19.42 14.6 Build-To Lines Corridor Street (Broad St.) Entry Street (Lawrence Dr.) 0 feet 5 feet 0 feet 5 feet Setbacks Side Yard Rear Yard at Ground Level Above Ground Level Adjacent to Village Court N/A (corner lot, no side yard) 55 feet 55 feet 16.5 feet 0 feet 30 feet 10 feet 12.5 feet Maximum Height of Structures Minimum Height of Structures Vertical Clearance to Projections Upper-Story Projections Minimum Ground Floor Clearance Minimum Upper Stories Clearance Finished Floor Height 40 feet 35 feet 18 feet 2.5 feet 18 feet 10 feet 1-2 feet 40 feet (max) 25 feet (min) 12 feet (min) 4 feet (max) 12 feet (min) 8 feet (min) 3 feet (max) Floor Area Ratio C-R zone C-S zone 1.06 (total) 3.0 1.5 Max Lot Coverage C-R zone C-S zone 43% (total) 100% 75% Minimum Building Façade 86% Lot Frontage 80% Lot Frontage Affordable Housing In-lieu fee On-site or In-Lieu fee Public Art In-lieu fee On-site or In-Lieu fee Vehicle and Bicycle Parking Number of Vehicle Spaces EV Spaces 32 (30% reduction) 5 (EV ready) 11 (EV capable) 45 5 (EV ready) 11 (EV capable) Bicycle Spaces Short-term Long-term 10 42 10 42 Motorcycle Parking 2 2 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects) *2019 Zoning Regulations & South Broad Street Area Plan (updated December 2014) Page 11 of 60 Item 4a 2800 Broad Street – ARCH-0366-2021 Architectural Review Commission Report – October 18, 2021 7.0 ACTION ALTERNATIVES 7.1 Recommend approval of the project. An action recommending approval of the application based on consistency with the South Broad Street Area Plan Design Guidelines and Community Design Guidelines will be forwarded to the Planning Commission for final action. This action may include recommendations for conditions to address consistency with the Community Design Guidelines and South Broad Street Area Plan. 7.2 Continue the project to a hearing date certain, or uncertain. An action continuing the application should include direction to the applicant and staff on pertinent issues. 7.3 Recommend denial the project. An action recommending denial of the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan , South Broad Street Area Plan, Community Design Guidelines, Zoning Regulations, or other policy documents. 8.0 ATTACHMENTS A – Project Plans (ARCH-0366-2021) B – Tree Committee Report and Minutes from 09/27/21 Page 12 of 60 BROAD STREETMIXED USE2800 BROAD ST | SAN LUIS OBISPO | CALIFORNIAARCHITECTURAL REVIEW21.07292800 BROADbracket architecturebPage 13 of 60 SITE AERIALVICINITY MAP2800 BROADPROJECT TEAMDEVELOPER | OWNERLuis Sarmiento591 Bluerock DriveSan Luis Obispo, CA 93401ARCHITECTBracket Architecture OfficePO Box 1810San Luis Obispo, CA 93406Contact: Bryan Ridley | br@bracketao.com | 805 704 0535CIVIL ENGINEERAshley & Vance Engineering, Inc.1230 Monterey StreetSan Luis Obispo, CA 93401Contact: Shannon JessicaLANDSCAPE ARCHITECTJBLA979 Osos Street. Suite B6San Luis Obispo, CA 93401Contact: Jim BurrowsTABLE OF CONTENTSProject Information, Development Statement + Table of ContentsClean Energy Choice Planning AcknowledgmentProject DataSite ContextProject Design NarrativeSite Demolition PlanSite PlanSite + Building FurnishingsFloor PlansRoof PlanResidential Unit PlansMaterials + ColorsElevationsSite SectionsPerspective Street ElevationsCharacter RenderingsConceptual Landscape PlanPlant Material List and WELO WorksheetPreliminary Grading and Drainage PlanPreliminary Utility PlanPAGE23456-7891011-141516-171819-20212223-34L-1L-2, L-3C-2.1C-3.1DEVELOPMENT STATEMENTThe project proposes the demolition of an existing single story commercial building, to prepare the site for the construction of a mixed-use three story building, comprised of two stories of residential living units over retail spaces at the street level. The retail businesses and residential units share a common off street surface parking area at the interior of the lot. Sidewalk frontage improvements are anticipated along the property edges of Broad St and Lawrence Dr. conforming to current City Standards. CEQA STATUSThis environmentally benign project is categorically exempt from CEQA per CEQA guideline 15332 as the project satisfies the conditions of a class 32 in-fill development project.PUBLIC ARTThe requirements of the Public Art Ordinance shall be met through payment of an in-lieu fee and are applicable only to the non-residential building identified in the project plans as Building D. The fee is determined by the amount equal to one-half of one percent (0.5%) of that portion of the total construction costs in excess of $100,000, not to exceed $50,000 for each building permit. The expected project cost remains to be evaluated.INCLUSIONARY HOUSING The payment of an In-Lieu Fee is an anticipated in lieu of constructing affordable dwellings to meet the requirements of SLOMC 17.91.COMMERICAL LEASE SPACESThe proposed commercial lease spaces shall either be for an allowed use or where discretionary approval is required for a proposed use a separate Use Permit(s) shall be requested in the future when the tenant is confirmed.VOLUNTARY LOT LINE ADJUSTMENTExisting interior property lines will be requested extinguished through a Voluntary Lot Merger prior to Issuance of building permit. PROJECT SITE2800 BROAD STORCUTT RDBROA D S T 2800 BROAD*2BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 14 of 60 "'!%# % $" $$ $ # #!"#"##!"#"# %!&$&$ # &$%'!!! " " & *-.+% *, )+ **)& !$" !$" # XMay 25, 2021Project Architect3BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 15 of 60 PROJECT DATA Address 2800 Broad Street, San Luis Obispo, CA 93401APN 053-195-004 Zoning C-R Commercial Retail and C-S Service CommercialAdjacent Zoning R-3PD (Villa Rosa), C-S/C-R (Guild Hall)Lot Area: 27,199 sq ft [0.62 acres] (MBS Survey 09/18/20) C-S zoned 11,218 sq ft [41.2% of lot] C-R zoned 15,981 sq ft [58.8% of lot]Current Use: CommercialProposed Use: Mixed-Use Building wtih Residential over CommercialLot Coverage: Lot Size 27,199 sq ft 80% Anticipated 21,759 sq ft [SBSAP Combined C-S + C-R zones] 43% Proposed 11,630 sq ft [11,630/ 27,199]Gross Building Areas: 8,797 sf Level 1 Commercial 10,116 sf Level 2 Residential 10,084 sf Level 3 Residential Total Gross Areas 28,997 sfFloor Area Ratio: 3.0 /1.5 Allowed C-R 17.30.020 / C-S 17.36.020 1.0 Anticipated SBAP 1.06 Proposed 28,997 sf/ 27,199 sfDensity Allowed: 31 units/acre C-R 17.30.020 / C-S 17.36.020 [58.8% x 36 du/acre] + [41.2% x 24 du/acre] Density Proposed: 23.4 units/acre [14.6 du/0.62 acre] 4 density units [8 x 0.5 du] [8] 1-bedroom dwelling units <600sf 2.64 density units [4 x 0.66 du] [4] 1-bedroom dwelling units >600sf 4.0 density units [4 x 1.0 du] [4] 2-bedroom dwelling units 4.0 density units [4 x 1.0 du] [4] 2-bedroom townhomes 14.6 density units 20 total dwelling units Affordable Housing: Base Requirement Commercial 2 dwelling units [2 ADU/acre x 0.62acres= 1.2] Residential Provide 3% low income [0.6] or 5% moderate income [1] dwelling units Adjustment factor 0.0 [average unit size 1,010 sf and 23.4 units/acre] minimum 1 unit required Adjusted Requirement 1 unit minimum Provided In-lieu fee payment equal to 1.25% of building valuationBuilding Height: Allowed 40’ maximum, 25’ minimum Proposed 39.75’ above average natural grade Building Setbacks: Broad St. Corridor 0’minimum, 5’maximum street setback Lawrence Dr. Entry St 5’ build-to Side Yard Adj Structure 0’minimum,10’maximum Side Yard Adj ‘Woonerf’ 12.5’ minimumCommon Open Space Active Resident Roof Deck 372 sf Active Pedestrian Court 590 sf Passive Resident Balconies 632 sf [447 sf level 1+ 185 level 2] Total 1,594 sfVehicle Parking Required: [4] Townhomes 6 [ 8 × 0.75 per bedroom ] [12] 1-bedroom dwelling units 9 [ 12 × 0.75 per bedroom ] [4] 2-bedroom dwelling units 6 [ 8 × 0.75 per bedroom ] Guest 4 [ 1 per 5 dwellings × 20 dwellings ] Commercial Instructional Services 10.8 [ 1 per 200 sf x 2,158] Office/General Retail 6.9 [ 1 per 300 sf x 2,055] FoodPrep/Indoor Storage 2.4 [ 1 per 1,500 sf x 1,404+1,015+1,186] Subtotal 45.1 Shared Parking Reduction -10% Mixed-Use Parking Reduction -20% Total 31.6 spaces Vehicle Parking Provided: Surface Parking Standard 17 Surface Parking Compact 15 [15 allowed by 50% res 8.75+ 40% comm 6.6] Total Parking Provided 32Electric Vehicle Charging: EV Ready 5 [ 10% of 45 required spaces ] EV Capable 11 [ 25% per CalGreen of 45 required spaces ]Motorcycle Parking: Required 2 [ 1 per 20 parking spaces required] Provided 2 Bicycle Parking: Residential 40 [ 2 per dwelling: 40 located in bike room Guest 4 [ 1 per 5 dwellings × 20 dwellings ] short term Commercial 8 [ 1 per 1,000 sf × 7,818 sf ] 6 short term 75%, 2 long term 25% in bike rom Total 52 Accessible Dwelling Units: Required Per CBC 1102A.3.2 the story of the unit served by the building elevator is considered a ground floor and primary entry floor and must comply with subsections 1-3] Provided Primary entry level of all units provided with powder room and kitchen all rooms and spaces on an accessible route.Construction Type + Occupancy: Type VB Occupancy M, R-2, S-2 # of Stories: 3 Sprinklered: Yes, NFPA 13 Throughout Instructional Services2,158Storage1,404Retail1,380FoodPrep1,186Storage1,015Level 1 ProgramOffice 6754BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 16 of 60 SITE CONTEXTThe project property is a corner lot located at 2800 Broad Street between Mutsuhito Avenue and Lawrence Drive within the city of San Luis Obispo, and contains approximately 27,198 square feet (.62 acres) of land area. The lot is framed by Broad St. to the West, Lawrence Drive to the North, and neighboring parcels East and South. The easterly parcel contains a residential planned unit development, Villa Rosa, which is buffered by a drive aisle with parking. The southerly parcel contains the San Luis Obispo Guild Hall and its deep parking lot abutting the property.Existing DevelopmentThe lot is presently developed with a single-story building, fencing, and unpaved parking areas. The single story 3,060 square foot building was originally constructed in 1953 (per SLO County records) and does not bear character defining features which would demonstrate a need for its preservation. The balance of the site is a mixture of gravel and concrete in various stages of quality and disrepair. There are no formally designated on site parking spaces. The existing property frontage of concrete curb, gutter, and sidewalk along with the driveway approach from Lawrence Drive do not meet current City of San Luis Obispo Engineering Standards and will be subject to replacement to current standards and those standards outlined in the South Broad Street Area Plan [SBSAP]. Natural FeaturesAs an underutilized but fully developed site, the only remaining natural feature is the street tree associated with the property in the public right-of-way along Broad Street. The lot slopes up from Broad Street, parallel to the incline of Lawrence Drive (approx. 9-ft overall). The property lies completely outside of the closest flood zone. Zoning and Land UseThe parcel is zoned both C-R-SF Retail Commercial with a Special Focus Area Overlay and C-S-SF Service Commercial with a Special Focus Area Overlay. This designation is shared by the southerly neighbors as well as the parcels across Lawrence Drive to the north. The adjoining parcel to the east (occupied by Villa Rosa) is zoned R-3-PD Medium-High Density Residential. The South Broad Street Area Plan that governs this special focus area overlay zone provides unique opportunities for development of mixed-use buildings and promotes housing. 2959 BROAD2845 BROAD691 STONERIDGE (AT BROAD ST)2880 BROAD (SLO GUILD HALL)2790 BROAD2800 BROAD (PRESENT)*PROJECT SITE 2800 BROAD ST5BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 17 of 60 VANEVCS VANEVCS MMEVRCCCCCCCCCCEVCSEVCS EVREVREVR EVR EVR EVREVREVCS CEVRCEVRCEVRCC PROJECT DESIGNThe South Broad Street Area Plan describes the project area as ‘a neighborhood in transition.’ The architectural fabric surrounding the project site is a patchwork quilt of architectural styles and programmatic functions, with adjacent properties hosting single story single family homes, civic gathering halls, retail or industrial uses. 2800 Broad Street is among the first of projects affronting this section of Broad St. to provide higher density mixed-use functions, part of a forward thinking effort by the City to to enhance the contemporary urban character of South Broad St. with new residential living and commerical opportunities. Massing and Site AccessibilityThe architectural form of this project takes its lead from the topography of the site and it’s role as a transitional building along the Broad St. corridor, one of the most heavily traveled thoroughfares in the City. The building presents itself firmly along Broad St. following the form based codes [SBSAP 4.5] that recognize the urban qualities of Broad St. Formal design decisions are included to orient and enhance pedestrian movement to and between adjacent uses on the site [SBSAP 5.3H].The undulating roof lines follow the terrain slope of Broad St. and Lawrence Dr. and loosely recall the regional peaks, while acting in continuity to unify the residences as one neighborhood. The simple from finds its highest point reinforcing the corner of Broad St. and Lawrence Dr. The massing along each street is divided into three smaller vertical bars with planar setbacks [SBSAP 5.3] to provide visual relief in the project befitting of San Luis Obispo’s modest architectural scale, with multiple dwellings consisting of 2-4 units arrayed vertically with upper levels along the primary frontage. A slight plan rotation transposes the private living spaces above grade from the street level public functions, emphasizing the corner retail. The design provides a high degree of transparency and porosity at the street level promoting public sight lines and a sense of welcome, with a gradual setback intended slow sidewalk travel and encourage meandering into the commercial spaces. Pedestrian connectivity between the sidewalk and building uses is further achieved by an open pass-through from the Broad St. sidewalk to the interior parking area, and a private resident entry on the quieter entry street, Lawrence Dr. Inset storefrontReduce massing via changes in wall planenatural topographyroof lineCreate pedestrian connections at street(above) Block 7 Ele vation DiagramLawrence Dr. Broad St.Villa Rosa2800 Broad 2800 Broad Guild HallGuild HallVilla Rosa(left) Block 7 Diagram with 2m contour intervals242248254Victoria AveLawrence DrMutsuhito AveBroad Stproposed projectparkingparkingwoonerf6BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 18 of 60 Visual CharacterThis area of the City was originally developed ‘with small houses with simple designs, railroad worker’s housing’ [SBSAP]. Roof forms and materials were simple, and through repetition a unique visual identity was established. The concept for 2800 Broad St. is to develop a building that identifies with the areas history while looking forward in scale, function, and amenities, reflecting a Broad Street Village Contemporary language appropriate for mixed-use projects [SBSAP 4.6]. The proposed material in the housing component is simple in color and texture [SBSAP 5.4], reflecting the modest worker housing typology of the areas past, while providing unique moments in patterning and window articulation to distinguish residences through contemporary expression. The SBSAP provides an example style for multiple family building. There is an intentional shift in the material language at the street level that responds to a desire for a richer material palette in both color and texture along public touch points, one that identifies the street level independent from the residences and encourages engagement.SiteThe project offers the first segment of “woonerf” or village court [SBSAP 2.6], a new living street paralleling Broad St. that provides a path where pedestrians and bicyclists have the same priority as motorists. The path is distinguished by a change in paving material alerting the user that it is not a typical street.Lawrence Drive is described as an Entry Street. The pertinent qualities of an Entry Street as identified in the SBSAP include commercial uses on the ground level with residential above, and an overwall 60-ft width, with each side include a 10-12’ drive lane, 8’ parallel parking, and a 10’ sidewalk. The property recycling and solid waste collection area is located entirely indoors to minimize visual impact from the public along the street, the new woonerf, and surrounding residences. SBAP 4.6 Multiple Family building reference7BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 19 of 60 SITE DEMOLITION PLANLAWRENCE DRIVEBROAD STREETEXISTING BUILDINGTO BE DEMOLISHEDEXISTING FENCETO BE DEMOLISHEDEXISTING CONCRETE WALKTO BE DEMOLISHEDEXISTING FENCETO BE DEMOLISHEDEXISTING SHED/BUILDINGTO BE DEMOLISHEDEXISTING CURB CUTTO BE REMOVEDEXISTING CURB CUTTO BE REMOVED1. 18” PINE, ON ADJACENT LOT2. 8” GOLDEN MEDALLION TREE (REMOVE)3. 6” TREE, ON ADJACENT LOT4. 6” TREE, ON ADJACENT LOT5. FIRE HYDRANT6. WATER METER, SEE CIVIL7. TELECOM, SEE CIVIL8. SANITARY SEWER, SEE CIVIL 9. STORM DRAIN LID+DROP INLET10. LOT MERGER (1-4,18,19) IN PROCESS11. EXISTING SURVEYED CONTOURS12. EXISTING RETAINING WALL TRACT 2066REFERENCE NOTES13426897566LOT 1LOT 2LOT 3LOT 4LOT 19LOT 18101112N32o59’32”W 140.02’N57o00’00”E 170.13’N57o01’03”E 80.12’N57o01’12”E 100.5’N37o57’25”W 20.00’N32o58’10”W 149.96’81” = 20’ BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 20 of 60 VANEVCS VANEVCS MMEVRCCCCCCCCCCEVCSEVCS EVREVREVR EVR EVR EVREVREVCS CEVRCEVRCEVRCC 10'-0"30'-0"10'-0"5'-0"8'-7"9'-0"5'-0"12'-0"5'-0"12'-0"8'-7"8'-7"5'-0"8'-0"8'-0"8'-0"41'-4"22'-11"24'-2"42'-2"244'low point251'high point21'-0"11'-7"60'-2"74'-9"PARKING BAYPARKING BAYACCESIBLE PARKINGEVCS PARKINGTYP OF [7]TYP OF [3]8'-0"TYP OF [4]TYP OF [4]TYP OF [4]TYP OF [6]PARKING BAY16'-0"16'-0"10'-0"8'-0"11'-1112"16'-7"(12.5' MIN)1. EXISTING RETAINING WALL AND FENCE2. ELECTRIC UTILITY TRANSFORMER3. INDOOR RECYCLING AND SOLID WASTE4. CHECK VALVE5. FIRE RISER ROOM6. EV READY (EVR) PARKING, (5) REQUIRED7. NEW SITE RETAINING WALL, SEE CIVIL SHEETS 8. BICYCLE PARKING, (10) SHORT-TERM SPACES9. FIRE HYDRANT10. WATER METERS, COMMERCIAL AND DOMESTIC11. PEDESTRIAN OPEN PASS-THROUGH12. RESIDENT ENTRY13. CITY STANDARD PEDESTRIAN STREETLIGHT14. CITY STANDARD FULL-HEIGHT STREETLIGHTSITE PLANLAWRENCE DRIVEBROAD STREETVILLAGE COURT COMBINED VEHICULAR + PEDESTRIANBIKE Rm11,380 SF COMMERCIAL(RETAIL)675 SF COMMERCIAL(OFFICE)1,015 SF STORAGE2,158 SF COMMERCIAL(RETAIL)DRIVE ENTRYMIN. REAR YARD SETBACKABOVE GROUND FLOORBUILD-TO LINEMAX SETBACKMIN. REAR YARD SETBACKGROUND FLOORUTILITIESMIN. REAR YARD SETBACKABOVE GROUND FLOORACCESSIBLE ROUTE1,186 SF COMMERCIAL(FOOD PREP)1,404 SF STORAGEREFERENCE NOTESGARBAGERECYCLEORGANICSCONCRETE APRONFOG12354577898101112PARKING LAYOUT COMPLIES WITH 2020 SLO CITY ENGINEERING STANDARDS (MIN. BELOW)STD PARKING BAY WIDTH 90DEG DBL 60.1’ STANDARD STALL WIDTH 8.6’ STANDARD STALL LENGTH 18.4 ’STANDARD STRIPING LENGTH 16’ COM. PARKING BAY WIDTH 90 DEG DBL 40.3’ COMPACT STALL WIDTH 8.0’ COMPACT STALL LENGTH 16’ COMPACT STRIPING LENGTH 13’EVCS ELECTRIC VEHICLE CHARGING INSTALLEDEVR ELECTRIC VEHICLE READY C COMPACT STALL SPACE STANDARD STALLS NOT MARKEDPARKING ABBREVIATIONSPARKLANE WALK1314OPEN PLAZA91” = 20’ BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 21 of 60 LEGEND1 Wall Mount Downlighting, Night-Sky Compliant, by Kichler - 11251AZT302 Wall | Ceiling Mount Accent Light, Night-Sky Compliant, by Modern Forms - WS-W606103 Post Top Pedestrian Light, by Nebulite - TP3254 Bicycle Rack, by Peak - Single Sided - 4 Slot (Exterior Location)5 Permeable Paver, by Unilock Eco Line6 Bicycle Rack, by Peak - Double Decker (Interior Location)SITE + BUILDING FURNISHINGS245312610BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 22 of 60 FIRST FLOOR PLANCOMMERCIAL SUITE COMMERCIAL SUITECOMMERCIAL SUITECOMMERCIAL SUITETRASHRESIDENTIAL ENTRYSTORAGEOFFICEEGRESSBIKE ROOM20 BIKEDBL DECK20 BIKEDBL DECK111” = 16’ BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 23 of 60 SECOND FLOOR PLANUNIT 01UNIT 03UNIT 02UNIT 04UNIT 05UNIT 06 UNIT 07 UNIT 08 UNIT 09 UNIT 10UNIT 11UNIT 12UNIT COUNT + TYPE:(4) TWO-BEDROOM TWO-STORY TOWNHOMES(4) TWO-BEDROOM FLATS(12) ONE-BEDROOM FLATS(20) DWELLING UNITS TOTAL121” = 16’ BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 24 of 60 THIRD FLOOR PLANUNIT 13UNIT 14 UNIT 15 UNIT 16 UNIT 17 UNIT 18UNIT 19UNIT 20UNIT 01UNIT 03UNIT 02UNIT 04131” = 16’ BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 25 of 60 ROOF DECK PLANROOF DECKSOLAR PANELSThe proposed building provides a common roof deck for residents as an on site outdoor amenity. The roof deck is favored over individual unit balconies to promote social interaction [SBAP 5.3] and provide equitable access to views of the surrounding hills. The rooftop location further mitigates undesirable noise from vehicular traffic along Broad St that would be present with individual balconies either along Broad St or Lawrence Dr.141” = 16’ BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 26 of 60 UPPER ROOF PLANELEVATOR PENTHOUSE151” = 16’ BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 27 of 60 83'1RESIDENTIAL UNIT PLANSLIVINGBEDROOM 1 BEDROOM 2KITCHENKITCHENBEDROOM 1WALK-INBATH 1LNDRYBATH 2ENTRYBEDROOM 2BALCONYBATH 2BATH 1DININGDININGLIVINGENTRYPOWDERLAUNDRYTYPE T [TOWNHOME]692 sf FIRST FLOORTYPE B1 [2 BED]1162 sf + 89 sf BALCONYTYPE T [TOWNHOME]692 sf SECOND FLOOR161” = 8’ BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 28 of 60 RESIDENTIAL UNIT PLANSTYPE A2 [1 BED]504 sf + 16 sf BALCONYTYPE B2 [2 BED]1047 sf + 16 sf BALCONYTYPE A1 [1 BED]606 sf + 8 sf BALCONYLIVINGKITCHENLIVINGBEDROOM 1BEDROOM 2WALK-INBATH 2BALCONYENTRYENTRYLIVINGBATHBATH 1LAUNDRYBEDROOMBATHENTRY BEDROOMLNDRYBALCONYBALCONY171” = 8’ BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 29 of 60 LEGEND1 Merlex Stucco Finish Fine Sand Texture - P-100 Glacier White2 Cambia Thermally Modified Poplar Cladding 3 Cast-in-place concrete - natural pigment4 Anodized aluminum storefront - Dark Anodized5 Painted steel + sheet metal - Tricorn Black SW62586 Box Rib Cladding TL-1222 Metal Sales- Slate Grey (W66)1125546565MATERIALS + COLORS318BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 30 of 60 ELEVATIONSWEST ELEVATIONNORTH ELEVATIONrefer to materials + colors page for numbered material callouts1” = 16’ 155556633515554452PLMAX. 10’ SETBACKPL5’ BUILD-TOPLMAX. 5’ SETBACKALL SIGNAGE UNDER SEPARATE PERMITfirst FF | Amax allowed heighttop of parapetsecond FFsecond FFthird FFthird FFtop of rooftop of parapettop of elevator0’-0”(244.5’)43’-0”(287.5’)42’-6”18’-0”18’-0”28’-2”28’-2”38’-4”43’-0”49’-0”max allowed heighttop of elevatorfirst FF | Bfirst FF | Cfirst FF | Atop of parapetsecond FFsecond FFthird FFthird FFtop of rooftop of parapet43’-0”(287.5’)49’-0”1’-6”(246.0’)3’-6”(248.0’)0’-0”(244.5’)42’-0”18’-0”18’-0”28’-2”28’-2”38’-4”43’-0”average natural grade3’-0”(247.5’)average natural grade3’-0”(247.5’)19BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 31 of 60 ELEVATIONSEAST ELEVATIONSOUTH ELEVATION1” = 16’ 155566614PLMAX. 5’ SETBACKPL5’ BUILD-TOrefer to materials + colors page for numbered material calloutssecond FFsecond FFfirst FF | Bfirst FF | Bthird FFthrid FFmax allowed heighttop of parapettop of elevator18’-0”18’-0”1’-6”(246.0’)1’-6”(246.0’)28’-2”28’-2”43’-0”(287.5’)42’-0”49’-0”top of elevatorfirst FF | Dfirst FF | Dmax allowed heighttop of parapetsecond FFsecond FFthird FFthird FFtop of rooftop of roof49’-0”4’-0”(248.5’)4’-0”(248.5’)43’-0”(287.5’)42’-6”18’-0”18’-0”28’-2”28’-2”38’-4”38’-4”average natural gradeaverage natural grade3’-0”(247.5’)3’-0”(247.5’)20BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 32 of 60 SITE SECTIONS | A+BSECTION ASECTION Bsecond FFthird FFtop of elevatormax allowed height18’-0”28’-2”49’-0”43’-0”(287.5’)second FFthird FFtop of roof18’-0”28’-2”38’-4”first FF | A0’-0”(244.5’)top of elevatormax allowed heightaverage natural grade49’-0”43’-0”(287.5’)3’-0”(247.5’)first FF | B1’-6”(245.6’)average natural grade3’-0”(247.5’)211” = 16’ BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 33 of 60 WEST ELEVATION ALONG BROAD STREETNORTH ELEVATION ALONG LAWRENCE DR22BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 34 of 60 BROAD STREET ELEVATION DETAIL23BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 35 of 60 LAWRENCE DRIVE ELEVATION DETAIL24BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 36 of 60 RESIDENTIAL ENTRY ALONG LAWRENCE STREET25BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 37 of 60 VIEW SOUTH AT BROAD + LAWRENCE26BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 38 of 60 PEDESTRIAN CONNECTION FROM BROAD27BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 39 of 60 PEDESTRIAN CONNECTION FROM BROAD28BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 40 of 60 OUTDOOR AMENITY + RESIDENTIAL ENTRY29BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 41 of 60 OUTDOOR AMENITY + PEDESTRIAN CONNECTION30BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 42 of 60 VIEW ALONG TOWNHOME ENTRIES31BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 43 of 60 MOTOR COURT + OUTDOOR AMENITY32BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 44 of 60 ROOF DECK VIEW OF MADONNA PEAK + SLO TOWN33BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 45 of 60 BROAD + LAWRENCE AT DUSK34BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 46 of 60 ?;?ek~~k~D8kwZeyG?13+,<+641?1/+? !yw"{ gFlx[fzlm`xl[lx}x}H#=+0+Ex}l|}OllF[ hx}ioJhC\ 29> ioJjFolhC\olmjSl*gTbfCX 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Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI TS CTAEFOIGERAIOFILACLIVNRRERPSDERETFONOILAGNEISSSHANNON JESSICA PLAN REVIEW SETNOT FOR CONSTRUCTIONNo. 75578Exp. 06/30/22N010 10 20HORIZONTAL SCALE: 1" = 10' BROAD STREET MIXED USE2800 BROAD STREETSAN LUIS OBISPO, CAMDLSJ07.27.202121505PRELIMINARYGRADING ANDDRAINAGE PLANC-2.11.2.3.4.5.188STORM DRAIN NOTES:ROOF DRAIN CONNECTION12-INCH TRAFFIC RATED FLAT GRATE DRAINSTORM DRAIN CLEANOUT6" PVC STORM DRAINSTORM TECH SC-740 UNDERGROUND STORAGE CHAMBERSCONNECT 6" PVC STORM DRAIN TO EXISTING DROP INLETSIDE INLETSD1SD2SD3SD4SD5SD6SD7SITE NOTES:ASPHALT DRIVEWAY6" PCC FLATWORK0-INCH CONCRETE CURB6-INCH CONCRETE CURBADA PARKING, SYBMOL, AND SIGNAGE PER ARCHITECTURAL PLANS AND DETAILSTRASH ENCLOSURE PER ARCHITECTURAL PLANS AND DETAILS. MAINTAIN 2% MAXIMUM SLOPEWITHIN 10 FEET OF TRASH ENCLOSURESTAMPED CONCRETE DRIVEWAY SECTION PER ARCHITECTURAL PLANSDRIVEWAY APPROACH AND RAMPTRASH ENCLOSURESITE WALLSTORM TECH SC-740 UNDERGROUND STORAGE CHAMBERSPROPOSED TREE GRATE IN EXISTING SIDEWALKSTORMWATER TREATMENT PLANTERNEW SIDEWALKLANDSCAPE AREAEXISTING SIDEWALK TO REMAIN. DAMAGED SECTIONS OF SIDEWALK ALONG BROAD STREET TOBE REPAIRED PER ARCHITECTURAL "EXHIBIT B" AS NEEDED.12345678910111213141516245.6 FS245.5 FS245.8 FSNOTE: AN AGREEMENT TO INSTALLFENCE ALONG BROAD STREETEXISTS PER INSTRUMENT NO.1997-067635NOTE: TOPOGRAPHIC ANDBOUNDARY INFORMATIONPROVIDED BY MBS LAND SURVEYS,DATED 9/18/2020 , PROJECT#20-272, NO CLAIM IS MADE AS TOITS ACCURACY. THESE IS FORPRELIMINARY PLANNINGPURPOSES ONLY.FF 248.5FF 246.0FF 244.5EXISTING CONDITIONS:TOTAL AREA: 27,199 S.F.IMPERVIOUS AREA: 3,400 S.F.PERVIOUS AREA: 23,799 S.F.POST-CONSTRUCTION CONDITIONS:TOTAL AREA: 27,199 S.F.IMPERVIOUS AREA: 24,213 S.F.PERVIOUS AREA: 2,986 S.F.246.0 FS248.0 FS172222554TYP.44TYP.4TYP.6248.0 FS249.0 FS250.0 FS251.0 FS252.4 FS5.0%246.1 FS(6MATCH (E)244.5 FS2.0%1.2%246.0 FS3x6" STAIRS4x6" STAIRS2.6%3.5' WALL1119'5'12'18.42'12'246.5 FS3x6" STAIRS2' WALL246.0 FS246.0 FSSD4SD4246.0 FS248.8 LID3.0%7&MATCH (E)7&MATCH (E)251.1 FSFF 246.0249.6 FS249.5 FS249.9 FS249.6 FS1.0%249.0 FS101010LAWRENCE DRIVEBROAD STREETC/LPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE10'10'245.3 TG249.2 FS248.0 FSFF 244.5246.3 FS244.5 FSsscosscoEXISTING DROP INLET)6MATCH (E)245.4 TC/FS245.8 TC245.3 FL245.9 TG244.4 FS1.0%1.5%SD5SD2SD2248.5 FS3.0%248.8 FS2.0%2.6%SD4252.0 FSPGE TRANSFORMER PADSD618'ROLLUP DOOR TOSTORAGE4245.7 FS25.0%249.6 FS249.0 FS249.0 FS248.4 FS248.4 FS7.0%6.0%231.0%1.5%2.0%1.0%SD4SD7121212121312sscoMOTORCYCLEPARKINGEXISTINGCOMPLIANT ADARAMPEXISTING SIDEWALK TO REMAIN141415151515151515(E) RCP STORM DRAIN(E) STORM DRAIN LIDNOTE: PROJECT NOT SUBJECT TORUN-ON FROM NEIGHBORINGPROPERTIES. SEE DRAINAGEREPORT.MAX1.5%161616Page 50 of 60 VANEVCS VANEVCS CCCCCCCCCCCCCC CWWWWWWWWWEEFWFWEEGGSSSSWSWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSW W W WXXXXXXXXXXXXXXXXXXXXXXXXX XX X X X X X X XXXSDSDSDSD'ABCDEFGHIABCDEFGHI1234567S:\All Jobs\2021 All Jobs\21505 -2800 Broad, SLO- Ridley (civil)\02_Working Drawings\Preliminary or Construction\02_ONSITE\UTILITY SHEET.dwg, C-3.1, Jul 27, 2021 4:50pm, MilesRevisions:Project Engineer:Project Manager:Date:AV Job No:Scale: PER PLANSheet Size:24" x 36"Ext:Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI TS CTAEFOIGERAIOFILACLIVNRRERPSDERETFONOILAGNEISSSHANNON JESSICA PLAN REVIEW SETNOT FOR CONSTRUCTIONNo. 75578Exp. 06/30/22N010 10 20HORIZONTAL SCALE: 1" = 10' BROAD STREET MIXED USE2800 BROAD STREETSAN LUIS OBISPO, CAMDLSJ07.27.202121505PRELIMINARY UILITYPLANC-3.11.2.3.4.5.188GENERAL NOTES:ALL EXISTING UTILITIES SHOWN ARE BASED ON THE BEST KNOWLEDGE AVAILABLE.CONTRACTOR TO POTHOLE ALL POINTS OF CONNECTION AND VERIFY ALL CLEARANCES.MATERIAL DEPTH AND LOCATION SHALL BE IDENTIFIED BY CONTRACTOR. IF THERE ARE ANYDIFFERENCES FROM PLAN WITH ANY OF THESE ITEMS, ENGINEER OF WORK SHALL BENOTIFIED IMMEDIATELY.(E) OHWIRESTO BEABANDONEDSITE NOTES:UTILITY ROOM4" FIRE WATER6" PVC SEWER LATERALGREASE INTERCEPTORSEWER CLEANOUTCOMMERCIAL WATER METERDOMESTIC WATER METER2" DOMESTIC WATER SERVICEEXISTING FIRE HYDRANTSEWER P.O.C. AT BUILDINGGAS LINEUNDERGROUND ELECTRICAL LINENEW 8" WATER LINE(E) UTILITY TO BE ABANDONED PER CITY OF SAN LUIS OBISPO STANDARD 6050.LANDSCAPE WATER METERHANDRAILS1234567891011121314151612335549105103681211PGETRANSFORMERLAWRENCE DRIVEBROAD STREETPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE13(E) RCP STORM DRAIN(E) STORM DRAIN LID(E) 22' STORMDRAIN DROPINLET71515151515(E)COMMPULLBOX TOREMAINPROPOSED STREETLIGHT, REFER TOARCHITECTURAL PLANS.PROPOSED STREETLIGHT, REFER TOARCHITECTURAL PLANS.16Page 51 of 60 VANEVCS VANEVCS MMEVRCCCCCCCCCCEVCSEVCS EVREVREVR EVR EVR EVREVREVCS CEVRCEVRCEVRCC 305'-0"6'-0"15'-0"EDGE OF THRU LANE (BIKE LANE)DRIVER’S EYEPROPOSED PROJECT 2800 BROAD STBROAD STLAWRENCE DRSTONERIDGE DRLAWRENCE DR1/64” = 1’-0” EXHIBIT ATRANSPORTATION SIGHTLINES DIAGRAM2BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 52 of 60 EXISTING CURB AND SIDEWALK CONDITIONS WITH PROPOSED SCOPE OF WORKEXISTING SIDEWALK AND CURB IN GOOD CONDITION TO REMAIN, EXISTING SIDEWALK, REMOVE AND REPLACE NEWNO EXISTING SIDEWALK, EXISTING CURB TO BE REMOVED AND REPLACED EXISTING INTEGRAL SIDEWALK AND CURB TO REMAINEXHIBIT BSIDEWALK INSTALLATION AND RESTORATIONBROAD STLAWRENCE DR21231344UPGRADE EXISTING FIRE HYDRANT AS REQUIREDREMOVE EXISTING STREET TREENEW STREET TREE WELL565678783BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 53 of 60 Page 54 of 60 TREE COMMITTEE AGENDA REPORT SUBJECT: Review of the proposed removal of 1 street tree and replanting of 19 trees. Tree removals are proposed to facilitate a proposed Mixed-Use development consisting of 20 residential units and up to 7,818 square feet of commercial/office space, with associated parking and onsite landscaping. PROJECT ADDRESS: 2800 Broad Street BY: Kyle Bell, Associate Planner Phone: (805) 781-7524 E-mail: kbell@slocity.org FILE NUMBER: ARCH-0366-2021 FROM: Anthony Whipple, Interim City Arborist RECOMMENDATION: Recommend the Planning Commission find the proposed tree removal and compensatory planting plan as part of the 2800 Broad Mixed-Use project consistent with the Tree Regulations. The Tree Committee may provide recommended considerations or condition(s) related to the tree removals and compensatory planting. SITE DATA SUMMARY The project consists of a proposed development of an existing commercial property to include a three-story mixed-use project consisting of 20 residential units, and 7,818 square feet of commercial space. The project proposes to replace the 1 street tree with 19 trees (Attachment 1, Tree Removal Plans). 1.0 COMMITTEE PURVIEW The Tree Committee’s role is to review the project and provide a recommendation to the Planning Commission regarding consistency with the policies and standards set forth in San Luis Obispo Municipal Code (SLOMC) §12.24 (Tree Regulations). Applicant Bryan Ridley Zoning Commercial Retail (C-R-SF) within the Broad Street Area Corridor Plan General Plan General Retail Site Area ~27,199 square feet Environmental Status Categorically exempt from environmental review under CEQA Guidelines Section 15332 (In-Fill Development Projects) Meeting Date: September 27, 2021 Item Number: 3 Page 55 of 60 ARCH-0366-2021 2800 Broad Street Page 2 2.0 PROJECT DESCRIPTION The project includes the removal one (1) street tree along Broad Street (Gold Medallion), the tree is 20- inches in diameter at breast height (DBH). The Arborist Report, prepared by Stalwork, Inc, identified that the Gold Medallion tree that is proposed for removal has been aggressively pruned over time and exhibits an unbalanced canopy, with a 16-degree lean over Broad Street (Attachment 2). The tree has also lifted two concrete panels of the existing sidewalk to the South and one panel to the North. The arborist report recommends removal of the tree due to the hazardous conditions of the sidewalk and replacement planting of four 36-inch box trees along Broad Street. The project proposes to replace the 1 tree with 11 new trees on-site and 8 street trees for a total of 19 new trees (replacement ratio 19:1). Tree Type and Quantity Tree Species Street & Shade Trees (24” – 36” Box) (8) Pin Oak (Quercus Palustris) Water Gum (Tristania Laurina) Parking Lot Shade Trees (24” Box) (7) ‘Marina’ Arbutus (Arbutus ‘Marina) Australian Willow (Geijera Parvifolia) Accent Trees (24” Box) (4) Western Redbud (Cercis Occidentalis) Crape Myrtle (Coral Pink) (Lagerstroemia Indica ‘Tuscarora’) 3.0 TREE REGULATIONS The City’s Tree Ordinance (Municipal Code Chapter 12.24) was adopted in 2010 and recently updated in 2019 with the purpose of establishing a comprehensive program for installing, maintaining, and preserving trees within the City. This ordinance establishes policies, regulations, and specifications necessary to govern installation, maintenance, removal, and preservation of trees to beautify the city; to purify the air; to provide shade and wind protection; to add environmental and economic value; and to preserve trees with historic or unusual value. Criteria for Construction Related Tree Removal Recommendations. SLOMC §12.24.090 subsection F.4 requires review by the Tree Committee for tree removal requests related to discretionary permit applications for Major Development Review1, to make a recommendation based on criteria set forth in subsection G. The criteria are provided below with a description of how the proposed project responds. • Size of Tree. The size of the tree proposed for removal is 20-inch Diameter Breast Height (DBH). • Location of Tree on Private Property. The tree proposed for removal is located in the public right of way along Broad Street. • Species of Tree. The species of tree proposed for removal is Gold Medallion, which is a non-native species from Brazil. • Forestry Best Practice. The project includes a replanting plan for an additional 19 trees that significantly increases the biodiversity of the existing tree species and age distribution throughout 1 Zoning Regulations § 17.106.030. Levels of Development Review. (D) Major. Major Development Review is a discretionary Planning Commission review process that includes public notice with a public hearing conducted as is required for all Planning Commission actions. (1) Multi-unit residential developments with more than 10 units... (3) Nonresidential development with more than 10,000 gross square feet of new construction… Page 56 of 60 ARCH-0366-2021 2800 Broad Street Page 3 the neighborhood. • Public Right-of-Way Obstruction or Displacement. The tree proposed for removal is located within the public right-of-way along Broad Street and is requested for removal to accommodate sidewalk improvements to enhance the mobility of pedestrians. The existing tree’s root system has resulted in the damage to the existing sidewalk and has uplifted two concrete panels resulting in hazardous conditions for pedestrians. • Compliance Regarding Compensatory Plantings. Per the Tree Regulations, tree removal shall be compensated by planting a minimum of one new tree for each tree removed onsite (1:1 replanting ratio). There is only one tree proposed for removal on the site. The applicant is proposing to replant 19 trees; this is a replanting ratio of 19:1. The compensatory planting plan complies and exceeds the requirements of the Tree Regulations. • Heritage Trees. None of the trees proposed for removal have been designated Heritage trees. Street Tree Species. The Tree Committee may provide direction to the Planning Commission and the applicant on any preferred species for street tree planting. 4.0 ATTACHMENTS 1. Tree Removal Plans 2. Arborist Report Page 57 of 60 DRAFT Minutes – Tree Committee Meeting of August 23, 2021 Page 1 Minutes TREE COMMITTEE Monday, September 27, 2021 Special Meeting of the Tree Committee CALL TO ORDER A Special Meeting of the San Luis Obispo Tree Committee was called to order on Monday, September 27, 2021 at 5:32 p.m. via teleconference, by Chair Alan Bate. ROLL CALL Present: Committee Members Daniel Canella, Elizabeth Lucas, Allen Root, and Chair Alan Bate (two vacant seats) Absent: Committee Member Emily Rosten Staff: Anthony Whipple, Acting City Arborist and Megan Wilbanks, Deputy City Clerk APPROVAL OF MINUTES 1. Consideration of the Tree Committee Meeting Minutes of July 26, 2021. ACTION: UPON MOTION OF COMMITTEE MEMBER CANELLA, SECONDED BY COMMITTEE MEMBER LUCAS, CARRIED 4-0-1 (Member Rosten absent, two vacant seats), the Tree Committee approved the Minutes of July 26, 2021. PUBLIC COMMENT ON NON-AGENDA ITEMS None --End of Public Comment-- COMMENT AND DISCUSSION 2. New Business: 600 Tank Farm Rd. (ARCH-0406-2021); Review of the proposed removal of 47 onsite trees and replanting of 236 trees on site. Tree removals are proposed to facilitate a proposed Mixed-Use development consisting of 280 residential units and up to 12,500 square feet of commercial service/office space, with associated parking and onsite landscaping. Associate Planner Kyle Bell provided a PowerPoint presentation and responded to Committee questions. Page 58 of 60 DRAFTMinutes – Tree Committee Meeting of September 27, 2021 Page 2 Public Comment: None --End of Public Comment— The applicant’s representative, Jake Minnick with RRM Design Group, provided a brief overview of the tree removal project. ACTION: UPON MOTION OF COMMITTEE MEMBER LUCAS, SECONDED BY COMMITTEE MEMBER ROOT, CARRIED 4-0-1 (Member Rosten absent, two vacant seats), to recommend the Planning Commission approve the project. 3. New Business: 2800 Broad St. (ARCH-0366-2021); Review of the proposed removal of one street tree and replanting of 19 trees. Tree removals are proposed to facilitate a proposed Mixed-Use development consisting of 20 residential units and up to 7,818 square feet of commercial/office space, with associated parking and onsite landscaping. Associate Planner Kyle Bell provided a PowerPoint presentation and responded to Committee questions. Public Comment: None --End of Public Comment— The applicant’s representative, Bryan Ridley with Bracket Architecture, provided a brief overview of the tree removal project. ACTION: UPON MOTION OF COMMITTEE MEMBER CANELLA, SECONDED BY COMMITTEE MEMBER ROOT, CARRIED 3-1-1 (Member Lucas dissenting, Member Rosten absent, two vacant seats), to recommend the Planning Commission approve the project. 4. New Business: 159 Broad Street Heritage Tree Nomination. Review a request to designate a Quercus agrifolia tree located at 159 Broad Street as a Heritage Tree. Acting City Arborist Anthony Whipple provided a presentation and responded to Committee questions. Public Comment: Cheryl McLean --End of Public Comment— ACTION: UPON MOTION OF COMMITTEE MEMBER ROOT, SECONDED BY CHAIR BATE, CARRIED 4-0-1 (Member Rosten absent, two vacant seats), to deny the request to designate a Quercus agrifolia tree located at 159 Broad Street as a Heritage Tree. Page 59 of 60 DRAFTMinutes – Tree Committee Meeting of September 27, 2021 Page 3 5. Arborists Report: A. WCA has completed block pruning on Modesto Ash trees, Fraxinus velutina, in Area 2. City Staff is excited to have a pruning vendor available for emergency and on-call work. B. Ongoing Davey Resource Group Program Analysis with weekly meetings and recommendations. C. Staff is currently working to attain certification from Tree City USA. ADJOURNMENT The meeting was adjourned at 6:50 p.m. The next Regular Meeting of the Tree Committee is scheduled for Monday, October 25 , 2021 at 5:30 p.m. via teleconference. APPROVED BY THE TREE COMMITTEE: XX/XX/2021 Page 60 of 60