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Home My WebLink AboutItem 3a. 55 Broad St. (ARCH-0386-2020) ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: REVIEW OF A NEW 79,492 SF, THREE TO FOUR STORY PROJECT CONSISTING OF 59 ROOMS BETWEEN TWO STRUCTURES, WITHIN THE PLANNED DEVELOPMENT OVERLAY FOR THE RESIDENTIAL CARE FACILITY KNOWN AS THE VILLAGES. PROJECT ADDRESS: 55 Broad Street BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 Email: kbell@slocity.org FILE NUMBER: ARCH-0386-2020 FROM: Shawna Scott, Senior Planner USE-0387-2020, PDEV-0001-2021 & EID-0528-2021 APPLICANT: Morrison I, LP REPRESENTATIVE: Jay Blatter RECOMMENDATION Review the proposed project in terms of its consistency with the Community Design Guidelines and provide comments and recommendations to the Planning Commission. 1.0 PROJECT DESCRIPTION AND SETTING The project consists of the expansion of an existing Residential Care Facility (The Villages) to provide two new three to four story structures consisting of a total of 59 rooms. The proposed project includes the demolition of existing parking facilities to provide for the new project and includes site improvements such as site access upgrades, and associated landscaping. The project also includes the following exceptions: creek setback of 20 feet for the upper-stories where 30 feet is the standard, creek setback for paving and grading, front yard exception of 7 feet where 10 feet is normally required, front yard parking exception, parking in the creek setback, side yard setback exception, monument signs, and trash enclosure located within the street yard (Attachment B, Project Description). The project is located within a Planned Development (PD) Overlay that was originally established at this site to allow a student housing project. In 1997 the PD was amended to allow the senior housing project that exists today. ‘The Villages’ Planned Development currently consists of three three-story buildings, including: ‘Garden Creek’ an assisted living facility with 64 rooms along Broad St., ‘The Oaks’ a 50-unit senior living facility along Palomar Ave., and ‘The Palms’ a 127-unit senior living facility along Ramona Dr. The project includes an amendment to the existing PD Precise Plan to address the two new structures and a deviation from development standards1 to allow the maximum height of Building A to be 45 feet and 3 inches, and the maximum height of Building B to 1 Zoning Regulations Section 17.48.030.D. Deviation from Development Standards . The application of the PD overlay zone to property may include the adjustment or modification, where necessary and justifiable, of any applicable development standard of this Title 17 (e.g., building height, floor area ratio, parcel size, parking, setbac ks, etc.)... Meeting Date: 11/1/2021 Item Number: 3a Time Estimate: 45 Minutes Page 5 of 150 Item 3a 55 Broad Street – ARCH-0386-2020 Architectural Review Commission Report – November 1, 2021 be 58 feet and 4 inches, where the maximum height is normally 35 feet (Attachment B, Project Plans). General Location: The 4.55-acre project site is located at the corner of Broad Street, Ramona Drive, and Palomar Avenue, with direct access from all three streets. The site is located along Old Garden Creek, with a 3% average cross slope along the east side of the creek, and a 12% average cross slope on the west side of the creek. Zoning and General Plan: High Density Residential (R-4-PD) within a Planned Development (PD) Overlay. Surrounding Uses: East: (R-1) Single Family Residences West: (R-4) Multi-Family Residences North: (C-C) Foothill Plaza South: (R-4-PD) Residential Care Facility (The Oaks) 2.0 PROPOSED DESIGN Architecture: Spanish Style Design details: Clay “S” tile roof, decorative parapets, various arched openings, vertical windows, courtyards/patios, balconies, new trash enclosure, two story parking garage, new signage, and a creek walk. Materials & colors: Smooth plaster, decorative tiles, ornamental wrought iron railings, and clay tile roof. Colors: Primary off-white stucco, beige and light brown accent colors. Figure 1: 55 Broad Street Project Site Figure 2: Rendering of the project from Ramona Drive and Palomar Avenue Page 6 of 150 Item 3a 55 Broad Street – ARCH-0386-2020 Architectural Review Commission Report – November 1, 2021 3.0 BACKGROUND The PD Overlay that was originally adopted by the City Council on January 4, 1965, through Council Resolution No. 1367 (1965 Series) included the Precise Plan to construct three buildings for student housing. On April 27, 1988, the Planning Commission approved an amendment to the Precise Plan to replace the third structure, which had not yet been constructed, with a new three-story structure with 42 residential units, known as ‘The Gardens’. On May 20, 1997, the Planning Commission approved an additional amendment to the PD Overlay to convert the three residential structures into a senior housing facility, which remains as the current use today. On October 13, 2004, the City Council approved an additional PD Amendment to add two additional structures to the Precise Plan, with one residential structure to replace the parking lot between Old Garden Creek and ‘The Palms’ along Ramona Dr. and a two - story parking structure west of the creek along Palomar Ave., however, these two structures were not constructed and the entitlement approval of these two structures have since expired. 4.0 PREVIOUS REVIEW The project is scheduled for review by the Tree Committee on October 25, 2021, to evaluate the compensatory planting plan, and provide a recommendation to be considered by the Planning Commission along with the Architectural Review Commission’s (ARC’s) recommendation (Attachment C, TC Report 10.25.21). 5.0 FOCUS OF REVIEW The ARC’s role is to review the proposed project in terms of consistency with the Community Design Guidelines, Sign Regulations, and applicable City Standards and 2) provide comments and recommendations to the Planning Commission concerning the proposed project design, focusing on building architecture and site layout. The requested deviations from the maximum height under the PD Overlay will be evaluated in more detail by the Planning Commission proceeding the ARC’s recommendation, and subject to findings and conditions. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 6.0 DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, Sign Regulations, and Community Design Guidelines (CDG). Staff has identified the discussion items below related to consistency with CDG Chapter 2 (General Design Principles), Chapter 5.3 (Infill Development), Chapter 5.4 (Multi-Family and Clustered Housing Design), Chapter 6 (Site Planning and Other Design Details), and Chapter 7.1 (Creekside Development). Page 7 of 150 Item 3a 55 Broad Street – ARCH-0386-2020 Architectural Review Commission Report – November 1, 2021 Highlighted Sections Discussion Items CDG Chapter 2 – General Design Principles §2.1.B: Consider the Context The project site is located on a developed property within a High- Density Residential area with existing structures that are between 31-35 feet in height. The project proposes a maximum height of 45 feet for Building A, and 58 feet for Building B. The ARC should discuss how the project and request for additional height fits in with the best examples of appropriate site design and architecture in the vicinity of the site. §2.2.F: Coordinate the New with the Old The CDG states that when new construction is proposed on a site with existing structures, the new work should be designed to coordinate with old structures that have architectural and/or historic value. The ARC should discuss whether the proposed architectural style is compatible with existing structures on-site. CDG Chapter 5 – Section 5.3 (Infill Development) § 5.3.A General Principles The CDG states that infill development should be compatible in scale, siting, and detailing with adjacent buildings and those in the immediate neighborhood. The ARC should discuss whether design changes are necessary to address the compatibility of the height and bulk of the proposed structures in consideration of the existing neighboring character. § 5.3.C Visual Impacts from Building Height The CDG states that the height of infill projects should be consistent with surrounding residential structures. The adjacent structure known as ‘The Palms’ has a maximum height of 31 feet, the adjacent structure known as ‘The Oaks’ has a maximum height of 34 feet. The project across Palomar Avenue known as ’71 Palomar’ has a maximum height of 35 feet. The ARC should discuss whether the requested maximum heights of 45 feet for Building A, and 58 feet for Building B are consistent or compatible with neighboring structures. CDG Chapter 5 – Section 5.4 (Multi-Family and Clustered Housing Design) § 5.4.A Site Planning The CDG states that placement of new units should consider the existing character of the surrounding residential area. New development should respect the privacy of adjacent residential uses through appropriate building orientation and structure height, so that windows do not overlook and impair the privacy of the indoor or outdoor living space of adjacent units. The ARC should discuss whether design changes are necessary to improve considerations of preserving privacy of the adjacent existing residential developments. § 5.4.A.2 & 4 Site Planning The CDG states that projects outside of Downtown should be designed in separate structures of six or fewer units, and that higher density projects should be designed with individual or courtyard style sidewalk entrances from the street. The ARC should discuss whether design changes are necessary along Palomar Avenue to enhance the residential entry from the street. Page 8 of 150 Item 3a 55 Broad Street – ARCH-0386-2020 Architectural Review Commission Report – November 1, 2021 Highlighted Sections Discussion Items § 5.4.C.2 Scale The CDG states that structures with greater height may require additional setbacks at the ground floor level and/or upper levels along the street frontage so that they do not visually dominate the neighborhood. The ARC should discuss the project’s scale and mass and discuss whether design changes are necessary to reduce the perceived scale of the project within the neighborhood. CDG Chapter 6 – (Site Planning and Other Design Details § 6.1.F Trash/Recycling Enclosures & Service Areas The CDG states that if trash enclosures are located within the street yard then they should be located so that gates do not face the street, and finished with high quality materials to match the architecture of adjacent structures. The ARC should discuss whether any design changes are necessary to enhance or screen the proposed trash enclosure along Palomar Avenue. § 6.3 Parking Facilities The CDG states that when parking lots are proposed along street frontages they shall be screened by a three-foot high wall, fence, or hedge. The project proposes a six-foot solid wall along the corner of Palomar Ave. and Ramona Dr. intended to screen the proposed parking lot from view of the street. The ARC should discuss whether the project includes sufficient screening and landscaping of the parking area from view of the street. CDG Chapter 6 – Signs § 6.6 Signs The CDG allows approval of signs not normally allowed in exceptional circumstances such as visibility or unique design. The project includes three new monument signs located within the R-4 zone which are not a permitted sign type within the R-4 zone (located along the driveways at Ramona and Palomar, and at the corner of Ramona and Palomar). The ARC should discuss whether the requested sign exceptions for the three new monument signs with an area of 24 sq. ft. each (Project Plans Sheets A1.1 and A6.1), are consistent with the findings for an exception from the Sign Regulations2. 2 Sign Regulations. Section 15.40.610. Findings for Approval of an Exception. Exceptions to the Sign Regulations must meet all of the following findings: (A) There are unusual circumstances applying to the property which make strict adherence to the regulations impractical or infeasible, such as building configuration, historic architectural features, architectural style, site layout, intervening obstructions, or other unusual circumstances. Exceptions shall not allow for additional signage in number or size beyond what is necessary to compensate for the unusual circumstances. Unusual circumstances may also include sign designs which are not expressly provided for or exempted in this Chapter, but which represent superior or innovative design appropriate for the building and location. (B) The exception is consistent with the intent and purpose of the sign regulations (see Section 15.40.110) and the exception is not being granted in cases where alternative options of allowed signage in this Chapter could provide an adequate alternative for sufficient visibility to the public with equal or superior design. (C) The sign exception is for superior design and complies with Design Principles of this Chapter and will not result in: visual clutter; excessiv ely sized signage in comparison to the building or surroundings; signage that is inconsistent with the character of the surroundings; or approval of signs that are prohibited in this chapter. Page 9 of 150 Item 3a 55 Broad Street – ARCH-0386-2020 Architectural Review Commission Report – November 1, 2021 Highlighted Sections Discussion Items Chapter 7 – Section 7.1 (Creekside Development) § 7.1.B.2 Creek Setback Development Guidelines The CDG states that paths or trails along the creek may be located within the creekside setback, however, parking or other paved areas should not be located within the setback area. The project includes a permeable pathway and pavers along both sides of the creek within the setback area, however, seven parking spaces are located within the creek setback area on the west side of the creek. These parking spaces are proposed to replace the existing parking spaces which are also located within the creek setback area (Attachment D, Creek Setback Exhibit). Plans indicate that the amount of replacement paving within creek setback area will be reduced by 154 square feet from existing conditions. The ARC should discuss whether design changes are necessary for the proposed replacement of paving area within the creek setback for the parking lot at the corner of Palomar Avenue and Ramona Drive. 7.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Setbacks Street Yard (Ramona) Corner Yard (Palomar) Trash Enclosure (Palomar) Side Yard 23.2 feet 7 feet 6.5 feet 12.7 feet 10 feet 10 feet 10 feet 10 feet Creek Setback – Building A First and Second Stories Third and Fourth Stories 20 feet 20 feet 20 feet 30 feet Creek Setback – Building B First and Second Stories Third and Fourth Stories 25 feet 28 feet 20 feet 30 feet Maximum Height of Structures Building A Building B 45.25 feet 58.3 feet 35 feet 35 feet Max Lot Coverage 33% (total) 60% Affordable Housing In-lieu fee On-site or In-Lieu fee Monument Sign Zone Height Size Illumination Exception Requested 4.5 feet 24 square feet Non-illuminated Not allowed in R-4 zone 6 feet 24 square feet Externally Illuminated Page 10 of 150 Item 3a 55 Broad Street – ARCH-0386-2020 Architectural Review Commission Report – November 1, 2021 Site Details Proposed Allowed/Required* Vehicle and Bicycle Parking Number of Vehicle Spaces EV Spaces 37 3 (EV ready) 7 (EV capable) 28 1 (EV ready) 7 (EV capable) Bicycle Spaces Short-term Long-term 2 6 2 5 Motorcycle Parking 3 1 Environmental Status An Initial Study (IS) has been prepared in accordance with the California Environmental Quality Act (CEQA) to evaluate the potential environmental effects of the proposed project. A Mitigated Negative Declaration (MND) is recommended for adoption (Attachment E). *2019 Zoning Regulations 8.0 ACTION ALTERNATIVES 8.1 Recommend findings of consistency with the Community Design Guidelines. An action recommending approval of the application based on consistency with the 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. 8.2 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. 8.3 Recommend findings of inconsistency with the Community Design Guidelines. An action recommending denial of the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Community Design Guidelines, Zoning Regulations or other policy documents. 9.0 ATTACHMENTS A – Project Description B – Project Plans C – TC Report 10.25.21 D – Creek Setback Exception Exhibit E – Initial Study/Mitigated Negative Declaration https://www.slocity.org/government/department-directory/community- development/documents-online/environmental-review-documents/-folder-2192 Page 11 of 150 Page 12 of 150 Page 1 of 4 122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746 www.HBArchitects.com August 7, 2020 (Revised October 26, 2020) Kyle Bell, Associate Planner Community Development City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 Re: The Village at The Palms 55 Broad Street San Luis Obispo, CA 93405 Proposed expansion of existing Assisted Living Facility Development review (major) application Minor Use Permit Architectural review (major) Dear Kyle, On behalf of our client, The Village at The Palms, Hochhauser Blatter Associates (HBA) submits this application for development review for the proposed expansion of their existing Assisted Living facilities located at 55 Broad Street. At this time, HBA is requesting the following approvals: 1. A Planned Development Amendment 2. A Minor Use Permit 3. Architectural Review Committee (ARC) review and approval 4. An exception to allow encroachment into the additional 10 ft. creek side setback at the upper stories, per Section 17.70.030 E.3 5. An exception to allow a reduction in the side yard setback along Palomar Avenue to facilitate additional building setback from the top of the bank of the creek, per Section 17.70.170 D.1.b 6. An exception to allow a small section of replacement parking incorporating impervious paving at the southwest corner of the “Building A” site, per Section 17.70.030 G.1 7. An exception allow a section of replacement parking incorporating impervious paving within the 20 ft. creek side setback on the east side of the “Building B” site, per Section 17.70.030 G.1 Page 13 of 150 Page 2 of 4 122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746 www.HBArchitects.com 8. An exception to allow parking within the required side yard setback adjacent to Palomar Avenue and the small section of “Building B” parking along Broad Street front yard setback 9. An exception to allow the building height to exceed 35 ft. in the existing R4-PD Zone 10. An exception to allow the trash / recycling enclosure for “Building B” to be located within the side yard adjacent to Palomar Avenue, in accordance with the flexibility allowed per Section 17.70.170 D.1.b, to facilitate increased setback from the creek 11. An exception to allow bicycle parking requirements to be consistent with the requirements for Medical Clinics, which would be 1 bicycle per 7,500 SF (requirements based upon residential standards would be excessive for an Assisted Living project). Based upon this, the following would be required: Building A – 33,837 SF / 7,500 SF = 4.5 bicycles 8 bicycle spaces provided Building B – 22,489 SF / 7,500 SF = 2.99 bicycles 8 bicycles spaces provided The submitted plans include detailed development plans that are consistent with the City checklists and address comments identified by the Community Development Department, Utilities Department, and Fire Department during the December 19, 2019 Pre-Application meeting (PRE-0771-2019 (55 Broad Street)), as well as subsequent meetings and discussion with the City of San Luis Obispo. Project Description The Village at The Palms is an existing Continuing Care Retirement Community (RCFE) that provides a range of housing and services for the elderly population of San Luis Obispo, including Independent Senior Living, Assisted Living (including Memory Care), and Skilled Nursing. The proposed project is intended to meet the growing need within the community for additional Assisted Living housing and services. The project will provide various amenities and programs intended to promote social interaction, wellness and fitness, and group activities featuring art and music and access to the outdoors. In lieu of the current land use that is predominantly paved parking adjacent to the existing creek, the proposed development consolidates parking and will allow the new structures and associated outdoor patios and terraces meaningful visual access to the creek side environment. Building A includes a kitchen that will provide residents with a variety of food and meal choices and customized menus to meet specific nutritional needs of residents. The individual studio, one-bedroom, and two-bedroom accommodations reflect the current expectations of assisted living residents to live in a “residential setting” with nicely sized bedrooms, living spaces that allow for a variety of furniture layouts, bathrooms that meet all current accessibility and licensing standards, as well as +9 ft. ceiling heights which will allow windows with maximum natural daylight and opportunities for natural ventilation. The building designs reflects a more traditional “Spanish style” architecture that includes clay tile roofs, smooth plaster finish walls, decorative tile insets, ornamental wrought iron planters, and a variety of arched openings. The buildings incorporate a significant number of horizontal breaks in the building plane which helps frame the courtyards/patios and create a residential scale articulation.. In addition to the clay tile roofs, both buildings have substantial recessed flat roof areas behind the mansard roofs for the location and visual concealment of mechanical equipment, plumbing vents, exhaust fans, and potential solar panels. “Building A” incorporates an arrival porte- couchere that provides a meaningful drop-off / arrival feature that also complies with Fire Department vertical clearances. Page 14 of 150 Page 3 of 4 122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746 www.HBArchitects.com The main lobby for “Building B” incorporates a pedestrian courtyard that provides access to both a permeable creek side walkway and the existing pedestrian bridge. The pedestrian bridge will be modified to meet ADA standards, and in doing so, will serve as a meaningful pedestrian connection between the two new buildings and the overall existing campus. “Building B” also incorporates an automated parking system for a portion of the underbuilding parking, which, by its very nature, allows less of the site to be totally dedicated to surface parking. The landscape character will be consistent with the existing landscape at the Palms. Existing trees and palm trees, and the riparian plants of the creek corridor, are preserved and enhanced. City of San Luis Obispo planning documents, such as the “Water Efficient Landscape Ordinance (WELO)” and “Street Tree Master List,” have been consulted to meet city goals. Trees and shrubs are selected to highlight building entries, compliment building scale and screen less interesting site features such as trash enclosures and utilities. Trees and shrubs are selected to enhance microclimate conditions such as providing parking lot shade and shading outdoor gathering areas. Plants are selected for drought-tolerance and to provide a variety of forms, leaf color and texture, and flower color to create variety and interest throughout the year, especially where adjacent to pedestrian pathways and gathering areas. Justification for Exceptions 3. An exception to allow encroachment into the additional 10 ft. creek side setback at the upper stories, per Section 17.70.030 E.3 Justification: Based upon site walk conducted on May 23, 2020 with Hal Hannula from the City of San Luis Obispo and Cristi Fry from Ashley & Vance Engineering, it was determined that the creek vegetation was a mix of very mature native and non-native vegetation with no predominant pattern of riparian vegetation. In addition, the majority of the upper story floor areas of “Building A” and “Building B” are not within the additional 10 ft. upper-story setback (see existing floor plans with 10 ft. additional setback indicated on plan). Lastly, the height and width of the existing trees within the creek boundaries are considerable which will already significantly impact the daylight within the existing creek corridor. 4. An exception to allow a reduction in the side yard setback along Palomar Avenue to facilitate additional building setback from the top of the bank of the creek, per Section 17.70.170 D.1.b Justification: The Zoning Code Section 17.70.170 D.1.b is specifically intended to encourage enhanced setback from the creek. This will also allow for the inclusion of a permeable pedestrian walkway along the creek. 5. An exception to allow a small section of replacement parking incorporating impervious paving at the southwest corner of the “Building A” site, per Section 17.70.030 G.1 Justification: The requested area of parking is replacing existing parking and asphalt paving with permeable pavement and will be incorporated with a more refined draining plan that will further benefit the creek environment. 6. An exception allow a section of replacement parking incorporating impervious paving within the 20 ft. creek side setback on the east side of the “Building B” site, per Section 17.70.030 G.1 Justification: The requested area of parking is replacing existing parking and asphalt paving with permeable pavement and will be incorporated with a more refined draining plan that will further benefit the creek environment. 7. An exception to allow parking within the required side yard setback adjacent to Palomar Avenue and the small section of “Building B” parking along Broad Street front yard setback Justification: This parking is generally located in the areas currently consisting of driveways and parking. The parking in question will be visually screened by the existing and new site perimeter walls. Page 15 of 150 Page 4 of 4 122 East Arrellaga Street ● Santa Barbara, CA 93101 ● 805.962.2746 www.HBArchitects.com 8. An exception to allow the building height to exceed 35 ft. in the existing R4-PD Zone Justification: The additional height for “Building A” is primarily required in order to provide the Fire Department clearances at the main entrance area and to allow more appropriate ceiling heights. 9. An exception to allow the trash / recycling enclosure for “Building B” to be located within the side yard adjacent to Palomar Avenue, in accordance with the flexibility allowed per Section 17.70.170 D.1.b, to facilitate increased setback from the creek Justification: The proposed location of the trash enclosure will allow for landscaping to screen it from the street elevation. It will not interfere with any driveway or vehicular access view lines. In addition, it is more desirable to have it screened on the street side versus on the creek side. 10. An exception to allow bicycle parking requirements to be consistent with the requirements for Medical Clinics, which would be 1 bicycle per 7,500 SF (requirements based upon residential standards would be excessive for an Assisted Living project). Based upon this, the following would be required: Building A – 33,837 SF / 7,500 SF = 4.5 bicycles 8 bicycle spaces provided Building B – 22,489 SF / 7,500 SF = 2.99 bicycles 8 bicycles spaces provided Justification: The existing parking requirements in the City of San Luis Obispo Zoning Code do not specifically address an “Assisted Living” population. None of the residents will be “bicycle riders”, and therefore a ‘Medical Clinic’ use, and based upon HBA’s experience on similar projects, the proposed number of spaces will be sufficient. In conclusion, HBA would like to express our sincere appreciation to City staff for the recommendations and assistance provided to date, and we look forward to a successful review and approval of this much needed project. Sincerely, Jay I. Blatter, AIA, LEED AP Principal Page 16 of 150 8:72-+<67"6+((7&217(176,)<-"]RQLQJVXEPLWWDOTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. 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ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.]RQLQJUHVXEPLWWDO]RQLQJUHVXEPLWWDOVILLAGE AT THE PALMS&21&(37'(6,*1%52$'676$1/8,62%,632&$7+,5')/2253/$1%8,/',1*$THIRD FLOOR PLAN - BUILDING A1 6&$/( $Page 23 of 150 $V$V)/$7522)729,68$//<6&5((10(&+$1,&$/(48,30(17672 3 2 )&5 ((. )5 2 0 &5 ((.6 (7 %$&.$''72833(5)/22566(7%$&. 287'2257(55$&(8:72-+<67"6+((7&217(176,)<-"]RQLQJVXEPLWWDOTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. 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ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.]RQLQJUHVXEPLWWDO]RQLQJUHVXEPLWWDOVILLAGE AT THE PALMS&21&(37'(6,*1%52$'676$1/8,62%,632&$(/(9$7,216$ELEVATIONS A($67(/(9$7,21%8,/',1*$1257+(/(9$7,21%8,/',1*$$.H\QRWH/HJHQG.H\9DOXH .H\QRWH7H[W' '(&25$7,9(:528*+75$,/7235$,/$)) 63$1,6+67,/(522) 7+(5023/$67,&0(0%5$1(522),1*0,/0(&+$1,&$//<$77$&+('7268%675$7(),5(6721(8/75$3/<732;5:+,7(&55&65,62/$55()/(&7$1&(7+(50$/(0,7$1&($ $/80,1806725()5217:,1'2:$1''2256<67(06((6&+('8/('8$/3$1(/2:(*/$=,1*7(03(5(':+(5(5(48,5('%<&2'(2%6&85(75$16/8&(172563$1'5(/:+(5(,1',&$7('%<6&+('8/(:,1'2:0$18)$&785(5,167$//(56+$//'(6,*16<67(0$1'3529,'(6758&75$/)5$0(0(0%(56$61(&(66$5<725(6,67$33/,(':,1'/2$'6 9,1</&$6(0(17:,1'2:6<67(0:,7++(50(7,&$//<6($/('/2:('8$/,168/$7,1**/$66-(/':(135(0,809,1</ '$5.&+2&2/$7( :,7+6,08/$7('',9,'('/,7(6$1',16(&76&5((166,=(3(5:,1'2:6&+('8/(% 9,1</),;(':,1'2:6<67(0-(/':(135(0,809,1</ '$5.%52:1 6,=(3(5:,1'2:6&+('8/(& 9,1</&$6(0(17:,1'2:6<67(0:,7++(50(7,&$//<6($/('/2:('8$/,168/$7,1**/$66-(/':(135(0,809,1</ '$5.&+2&2/$7( :,7+6,08/$7('',9,'('/,7(6$1',16(&76&5((166,=(3(5:,1'2:6&+('8/($ (;7(5,253$,17('+2//2:0(7$/'225$1'+0)5$0(6(('2256&+('8/( &2$7&(0(173/$67(56<67(0),1,6+3$,17),1,6+$33/,('29(53/<:22'68%675$7($1'0$18)$&785(565(&200(1'('%8,/',1*3$3(5 &2$7&(0(173/$67(56<67(0),1,6+$33/,('29(50(7$//$7+29(5/$<(562)*$5'('0,1%8,/',1*3$3(529(5(;7(5,253/<:22'6+($7+,1*& '(&25$7,9(&(5$0,&7,/((;7(5,25),1,6+(6/(*(1'.H\9DOXH .H\QRWH7H[W(3 $&&(17026$,&&(5$0,&7,/(:$//,16(76(3 '(6800(59,//(%52:1(;7(5,25&2/252)75(//,6:,1'2:75,0%$/&21,(6%($06(3 6+(5:,1:,//,$063$5&(/:+,7(3/$67(5%2'<60227++$1'7+52:(/('),1,6+(;7(5,25&2/252)35,0$5<678&&2(3 786&$1<%/(1'3,(&(667</(&/$<7,/(%25$/522),1*$9$5$*(*5$'($9$5$*(*5$'( 6859(<32,17Page 25 of 150 67)/225%8,/',1*$ 1')/225%8,/',1*$ 5')/225%8,/',1*$ 522)%8,/',1*$ 7232)5,'*($ '&723523(57</,1( (3(3(3(3(3IURPWKHORZHVWVXUYH\SRLQWEXLOGLQJ$# RU VXUYH\SRLQWRU VXUYH\SRLQW67)/225%8,/',1*$ 1')/225%8,/',1*$ 5')/225%8,/',1*$ 522)%8,/',1*$ 7232)5,'*($ '(3(3(3(3(3RU VXUYH\SRLQW,)<-"]RQLQJVXEPLWWDOTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.]RQLQJUHVXEPLWWDO]RQLQJUHVXEPLWWDOVILLAGE AT THE PALMS&21&(37'(6,*1%52$'676$1/8,62%,632&$ELEVATIONS A:(67(/(9$7,21%8,/',1*$6287+(/(9$7,21%8,/',1*$6+((7&217(176(/(9$7,216$$8:72-+<67".H\QRWH/HJHQG.H\9DOXH .H\QRWH7H[W 6,7()851,6+,1*6%(1&+(6$1'75$6+3(56&23($1'63(&,),&$7,21'(6&5,%('217+(/$1'6&$3('5$:,1*6' '(&25$7,9(:528*+75$,/7235$,/$)) 63$1,6+67,/(522) $/80,180&/$':22')5(1&+'2256-(/':(1 (3,&6(5,(6 2876:,1*'2256 '$5.&+2&2/$7( :,7+6,08/$7('',9,'('/,7(63(50$18)$&785(5 9,1</&$6(0(17:,1'2:6<67(0:,7++(50(7,&$//<6($/('/2:('8$/,168/$7,1**/$66-(/':(135(0,809,1</ '$5.&+2&2/$7( :,7+6,08/$7('',9,'('/,7(6$1',16(&76&5((166,=(3(5:,1'2:6&+('8/( &2$7&(0(173/$67(56<67(0),1,6+$33/,('29(50(7$//$7+29(5/$<(562)*$5'('0,1%8,/',1*3$3(529(5(;7(5,253/<:22'6+($7+,1*& 35(&$67&21&5(7(67,/(,167$//('3(50$18)$&785(563(&,),&$7,216(;7(5,25),1,6+(6/(*(1'.H\9DOXH .H\QRWH7H[W(3 $&&(17026$,&&(5$0,&7,/(:$//,16(76(3 6+(5:,1:,//,$063$5&(/:+,7(3/$67(5%2'<60227++$1'7+52:(/('),1,6+(;7(5,25&2/252)35,0$5<678&&2(3 786&$1<%/(1'3,(&(667</(&/$<7,/(%25$/522),1*$9$5$*(*5$'($9$5$*(*5$'(Page 26 of 150 67)/225%8,/',1*$ 1')/225%8,/',1*$ 5')/225%8,/',1*$ 522)%8,/',1*$ %('5220$%('5220$$&7,9,7,(6&255,'25&255,'25&255,'25:20(1 65567$))%5($.5220%('5220$%('5220$/,)((15,&+0(17:20(1 6555(&(37,21'5232))$5($ 7232)5,'*($ 67)/225%8,/',1*$ 1')/225%8,/',1*$ 5')/225%8,/',1*$ 522)%8,/',1*$ %('5220$%('5220$%('5220$0(',$5220&255,'25%('5220$%('5220$&255,'250(',&$/7(&+6%('5220$%('5220$%('5220$%('5220$%('5220$287'2257(55$&($57678',2.,7&+(1%('5220$7232)5,'*($ 8:72-+<67"6+((7&217(176,)<-"]RQLQJVXEPLWWDOTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.]RQLQJUHVXEPLWWDO]RQLQJUHVXEPLWWDOVILLAGE AT THE PALMS&21&(37'(6,*1%52$'676$1/8,62%,632&$6,7(6(&7,21$SITE SECTION A 6&$/( &52666(&7,21%8,/',1*$&52666(&7,21%8,/',1*$$VPage 27 of 150 6)67$,56%6)%,.($1'*(1(5$/6725$*(6)(/(9$7256)/2%%<3$5./,)7$8720$7('6<67(0FDUV67/(9(/*$5$*(63$&(6$VFFFFF(9&+$5*,1*3$5.,1*67$7,21 6&$/( )520&5((.6(7%$&.6(7%$&.3523(57</,1(7232)&5((.$''7 2 8 3 3 (5 )/2 2 5 6 6 (7%$&. )LUHVSULQNOHUULVHU )LUHDODUPFRQWUROSDQHOXQGHUVWDLU(9&+$5*,1*3$5.,1*67$7,2102725&<&/(3$5.,1*8:72-+<67"6+((7&217(176,)<-"]RQLQJVXEPLWWDOTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.]RQLQJUHVXEPLWWDO]RQLQJUHVXEPLWWDOVILLAGE AT THE PALMS&21&(37'(6,*1%52$'676$1/8,62%,632&$),567)/2253/$1%8,/',1*%FIRST FLOOR PLAN - BUILDING B1$Page 28 of 150 6)67$,56)67$,56%(/(9$7256)7(55$&(6)%,.($1'*(1(5$/6725$*((3$5.,1*$7*5$'($V$V$8720$7('3$5./,)76<67(0FFFFFFFF 6&$/( $''72833(5)/22566(7%$&. )520&5((.6(7%$&.6(7%$&.3523(57</,1((9&+$5*,1*67$7,216(9&+$5*,1*67$7,2168:72-+<67"6+((7&217(176,)<-"]RQLQJVXEPLWWDOTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.]RQLQJUHVXEPLWWDO]RQLQJUHVXEPLWWDOVILLAGE AT THE PALMS&21&(37'(6,*1%52$'676$1/8,62%,632&$6(&21')/2253/$1%8,/',1*%SECOND FLOOR PLAN - BUILDING B1$Page 29 of 150 6)7(55$&(67$,56%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)(/(9$7256)67$,56%6)6725$*(6)6725$*(6)6725$*(6)6725$*(6)/281*($V$V6)7(55$&( 6&$/( $''72833(5)/22566(7%$&. )520&5((.6(7%$&.6(7%$&.3523(57</,1( 8:72-+<67"6+((7&217(176,)<-"]RQLQJVXEPLWWDOTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.]RQLQJUHVXEPLWWDO]RQLQJUHVXEPLWWDOVILLAGE AT THE PALMS&21&(37'(6,*1%52$'676$1/8,62%,632&$7+,5')/2253/$1%8,/',1*%THIRD FLOOR PLAN - BUILDING B1$Page 30 of 150 6)67$,56%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%('5220%6)%$/&21<6)%$/&21<1RW(QFORVHG67$,56%6)%$/&21<6)%$/&21<6)6725$*(6)6725$*(6)6725$*(6)6725$*(6)/281*($V$V(/(9$7256)%$/&21<$$''72833(5)/22566(7%$&. )520&5((.6(7%$&.6(7%$&.3523(57</,1( 6&$/( 8:72-+<67"6+((7&217(176,)<-"]RQLQJVXEPLWWDOTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.]RQLQJUHVXEPLWWDO]RQLQJUHVXEPLWWDOVILLAGE AT THE PALMS&21&(37'(6,*1%52$'676$1/8,62%,632&$)2857+)/2253/$1%8,/',1*%FOURTH FLOOR PLAN - BUILDING B1$Page 31 of 150 $V$V$''72833(5)/22566(7%$&. )520&5((.6(7%$&.6(7%$&.)/$7522)729,68$//<6&5((10(&+$1,&$/(48,30(1763523(57</,1(8:72-+<67"6+((7&217(176,)<-"]RQLQJVXEPLWWDOTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.]RQLQJUHVXEPLWWDO]RQLQJUHVXEPLWWDOVILLAGE AT THE PALMS&21&(37'(6,*1%52$'676$1/8,62%,632&$522)3/$1%ROOF PLAN B522)%8,/',1*%$Page 32 of 150 67)/225%8,/',1*% 1')/225%8,/',1*% 5')/225%8,/',1*% 7+)/225%8,/',1*% 522)%8,/',1*% 7232)5,'*(% IURPWKHEXLOGLQJ%DYDUJHORZSRLQW# '$$$$'(3723523(57</,1( (3(3(3(3RU VXUYH\SRLQWRU VXUYH\SRLQW1')/225%8,/',1*% 5')/225%8,/',1*% 7+)/225%8,/',1*% 522)%8,/',1*% WRSROLQHWREXLOGLQJ7232)5,'*(% '(3(3(3(38:72-+<67"6+((7&217(176,)<-"]RQLQJVXEPLWWDOTHIS DRAWING IS COPYRIGHTED MATERIAL UNDER THE SOLE OWNERSHIP OF HOCHHAUSER BLATTER ARCHITECTURE & PLANNING. 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ANY USE WITHOUT EXPRESSED WRITTEN CONSENT OF HOCHHAUSER BLATTER IS PROHIBITED.]RQLQJUHVXEPLWWDO]RQLQJUHVXEPLWWDOVILLAGE AT THE PALMS&21&(37'(6,*1%52$'676$1/8,62%,632&$6LWHGHWDLOVSite details$6&$/( 6&$/( 6&$/( 6&$/( 6&$/( 3523(57<6,*1$*((/(9$7,217<33523(57<6,*1$*((/(9$7,211(:6,7(:$//2))3$/20$53$5.,1*(175< *$5'(1:$//Page 47 of 150 Villages at Palms, San Luis Obispo, CA - Material BoardPlaster Body, fine sand finishPaint: Sherwin Williams Creamy 7102Wood BeamsCabot Semi-Solid StainSlate GrayWood T&G Ceilings Cabot Semi-Tranparent StainNewburyport BlueWood Doors and Jambs Paint: Sherwin Williams Surf Green 6473Vinyl windows & Exterior doorsJeld - Wen - BronzeOrnamental Wrought IronBASIS FOR DESIGNPage 48 of 150 Villages at Palms, San Luis Obispo, CA - Material Board030303 0303 0303 03DECORATIVE ACCENT TILESPage 49 of 150 DSAP Series -pledType street lightWidth25"Height18.5"Barcelona Type Wall Bracket arm mountWidth9"Height22"Sizes7" x 17" 12" x 29"Weight12 lbs.Canopy Size5.5" x 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3/$11,1*$1<86(:,7+287(;35(66(':5,77(1&216(172)+2&++$86(5%/$77(5,6352+,%,7('6+((7&217(176,668$1&(255(9,6,21'$7(9,//$*($77+(3$/06%52$'675((76$1/8,62%,632&$/,)251,$(6,7(/,*+7,1*3+2720(75,&3/$1??MPSHVKDUHSRLQWFRP#66/?'DY:::5RRW?VLWHV?':*?6KDUHG'RFXPHQWV?':*?':*6??(GZJ$0':*7R3')SFPage 59 of 150 ($55(//$*$6$17$%$5%$5$&$/,)251,$6+((78:72-+<67"7+,6'5$:,1*,6&23<5,*+7('0$7(5,$/81'(57+(62/(2:1(56+,32)+2&++$86(5%/$77(5$5&+,7(&785( 3/$11,1*$1<86(:,7+287(;35(66(':5,77(1&216(172)+2&++$86(5%/$77(5,6352+,%,7('6+((7&217(176,668$1&(255(9,6,21'$7(9,//$*($77+(3$/06%52$'675((76$1/8,62%,632&$/,)251,$((;7(5,25/,*+7),;785(&876+((76??MPSHVKDUHSRLQWFRP#66/?'DY:::5RRW?VLWHV?':*?6KDUHG'RFXPHQWV?':*?':*6??(GZJ$0':*7R3')SFPage 60 of 150 TREE COMMITTEE AGENDA REPORT SUBJECT: Review of the proposed removal of 6 trees and relocation of 6 palm trees with a replanting of 40 trees. Tree removals are proposed to facilitate the proposed expansion of a Residential Care Facility (The Villages) to provide two new structures consisting of a total of 59 rooms, 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 Villages Expansion 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 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). 2.0 PROJECT DESCRIPTION The project includes the removal six (6) trees, including 1 Mondell Pine (14-inches), 3 Evergreen Pear (4 inches each), and 2 Brisbane Box (6-9 inches). The Biological Resource Assessment, prepared by Applicant Morrison I, LP Representative Jay Blatter Zoning High-Density Residential (R-4-PD) zone with a Planned Development Overlay General Plan High Density Residential Site Area ~4.55 acres Environmental Status An Initial Study of environmental impact has been prepared with a recommendation for a Mitigated Negative Declaration (IS/MND) Meeting Date: October 26, 2021 Item Number: 4 Page 61 of 150 ARCH-0386-2020 55 Broad Street Page 2 Kevin Merk Associates, LLC, identified that the trees proposed for removals were non-native and were not considered sensitive trees because they are less than 20-inches in diameter at breast height (DBH) (Attachment 2). The project proposes to relocate 6 of the existing Palm Trees on site and provides a replanting plan for 40 new trees on-site (replacement ratio 6.7:1). Tree Type and Quantity Tree Species Street Trees (11) ‘Majestic Beauty’ Magnolia (Magnolia Grandiflora) London Plane Tree (Platanus Acerifolia ‘Bloodgood’) ‘Aristocrat’ Pear (Pyrus Calleryana) Evergreen/Deciduous Shade Trees (15) Strawberry Tree (Arbutus Unedo) Little Gem Magnolia (Magnolia Grandiflora) Coast Live Oak (Quercus Agrifolia) Crape Myrtle (Coral Pink) (Lagerstroemia Indica ‘Tuscarora’) Chinese Pistache (Pistacia Chinensis) ‘Aristocrat’ Pear (Pyrus Calleryana) Palm Trees (14) Queen Palm (Syagrus Romanzoffiana) Mexican Fan Palm (Washingtonia Robusta) 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 trees proposed for removal range from 4-inch Diameter Breast Height (DBH) to 14-inch DBH. • Location of Tree on Private Property. Three of the trees proposed for removal are located within view of the public right of way along Palomar Avenue. These tree removals will accommodate a street tree replanting plan of three new street trees to accommodate the necessary site improvements to access the parking facilities along Palomar Avenue. • Species of Tree. The species of tree proposed for removal include Mondell Pine, Evergreen Pear, 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 62 of 150 ARCH-0386-2020 55 Broad Street Page 3 Brisbane Box, which are non-native species. • Forestry Best Practice. The project includes a replanting plan for an additional 40 trees that significantly increases the biodiversity of the existing tree species and age distribution throughout the neighborhood. • Public Right-of-Way Obstruction or Displacement. No trees are proposed for removal within the public right-of-way. The three Evergreen Pear trees proposed for removal along Palomar Avenue are visible from the public right-of-way and will be replaced with three new trees. • Compliance Regarding Compensatory Plantings. The applicant is proposing to provide compensatory plantings in excess of the required minimum compensatory plantings. See compensatory planting discussion below. • Heritage Trees. None of the trees proposed for removal have been designated Heritage trees. Compensatory Tree Planting. 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 are 6 trees proposed for removal along the street frontage and on-site. The applicant is proposing to replant 7 new street trees along the public right-of-way, and 37 trees on-site; this is a replanting ratio of 6.7:1. 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. Biological Resource Assessment Page 63 of 150 Page 64 of 150 RAMONA DRIVEPALOMAR AVEOLD G A R D E N C R E E K (E) PALMS BUILDING(E) OAKS BUILDING(E) BRIDGEMATCHPOINT4,427 S. F. ±1,501 S.F. ±(E) SIDEWALK20'10'20'10'(E) UNCOVERED TRASHENCLOSURE TO BEDEMOLISHED(E) PAVED PARKING LOT(E) PAVEDPARKING LOTCREEK SETBACKLINES - SEENOTE (TYP)CREEK SETBACKLINES - SEENOTE (TYP)TOP OF B A N K P E R 1996 W ALL A C E GRO U P A S C O NFI R M E D P E R 2020JHLS S U R V E Y 205 S.F.±65 S.F.±RAMONA DRIVEPALOMAR AVEOLD G A R D E N C R E E K (E) PALMS BUILDING(E) OAKS BUILDING(E) BRIDGE320 S.F.±205 S.F.±653 S.F. ± 276 S.F. ±576 S.F.±643 S.F.± 1,347 S. F . ±(E) SIDEWALK445 S.F.±(P) COVEREDTRASHENCLOSUREWITH AREADRAINOUTLET TOLANDSCAPEAREA(P) COVEREDTRASHENCLOSUREWITH AREADRAINOUTLET TOADJACENTLANDSCAPEAREA(P) "BUILDING A"(P) "BUILDING B"TOP OF B A N K P E R 1996 W ALL A C E GRO U P A S C O N FI R M E D P E R 2020JHLS S U R V E Y 20'10'20'10'27 S.F.±Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2018 All Jobs\181183 - Village at Palms 24 Unit (Civil) - Smith\02_Working Drawings\Preliminary\03_EXHIBITS\CREEK SETBACK AREAS.dwg, ZONING 1, Jan 27, 2021 1:19pm, SarahPhone Ext.:Phone Ext.: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, inwhole 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) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LSheet Size:24 x 36N030 30 60HORIZONTAL SCALE: 1" = 30' PRE-PROJECT CONDITIONSPOST-PROJECT CONDITIONS1 OF 1CREEK SETBACKEXCEPTIONEXHIBIT14918718118312.17.20SCWCEFTHE VILLAGE AT THE PALMS55 BROAD STREETSAN LUIS OBISPO, CA 93405EXPANSION: ARCH-0386-2020NOTES:1. OLD GARDEN CREEK HAS BEEN WITHIN CITY LIMITSSINCE PRIOR TO JULY 1, 1996. CREEK SETBACKS ARE 20'WITH AN ADDITIONAL 10' SETBACK REQUIRED FORPORTION OF BUILDING FLOORS 3-STORIES AND HIGHER.17.70.030.E.1 & 17.70.030.E.3.2. A SITE VISIT WAS MADE WITH NATURAL RESOURCESMANAGER ROBERT HILL ON 5/23/2019 AND IT WASDETERMINED THAT THERE WAS NO PREDOMINANTPATTERN OF RIPARIAN VEGETATION ABOVE THE CREEKBANK. 17.70.030.C.3. CREEK SETBACK IS MEASURED FROM TOP OF CREEKBANK IN ACCORDANCE WITH. 17.70.030.C.DEVELOPMENT ENVELOPE AREASTOTAL AREA: 65,413 S.F.±MATERIALS LEGEND:SITE MATERIALS WITHIN DEVELOPMENT ENVELOPE(S)TOTAL (E)AREA S.F.±POR. OF (E)AREA WITHIN20' CREEKSETBACK S.F.±TOTAL (P)AREA S.F.±POR. OF (P)AREA WITHIN20' CREEKSETBACK S.F.±POR. OF (P)AREA WITHIN30' CREEKSETBACK S.F.±IMPERVIOUS AREA 1 - BLDG FOOTPRINT/STAIRWELLS/TERRACES0020,876271,572IMPERVIOUS AREA 2 - AC OR CONC. PARKING/DRIVEWAYS/DRIVEAISLE/TRASH AREAS50,552 5,928 2,695445N/AIMPERVIOUS AREA 3 - AC OR CONC. WALKWAYS/PATIOS1,1272702,888525N/APERVIOUS AREA 1 - LANDSCAPING/UNDEVELOPED13,734 4,120 20,596 5,675N/APERVIOUS AREA 2 - PAVER OR DG PARKING/DRIVEWAYS/DRIVEAISLES0013,431 1,923N/APERVIOUS AREA 3 - PAVER OR DG WALKWAYS/PATIOS004,657 1,520N/ADEVELOPMENT ENVELOPE65,413N/A65,413N/A1,572USE-0387-2020 & PDEV-0001-20211.21.21Page 65 of 150 Page 66 of 150