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Home My WebLink AboutItem 4b. 2800 Broad St. (ARCH-0366-2021) PLANNING COMMISSION AGENDA REPORT SUBJECT: REVIEW OF 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, INCLUDING 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: Tyler Corey, Deputy Director RECOMMENDATION Adopt the Draft Resolution (Attachment A) approving the project, based on findings and subject to conditions of approval. SITE DATA Applicant Representative Zoning General Plan Site Area Environmental Status Luis Sarmiento Bryan Ridley C-R-SF (Commercial Retail) & C-S-SF (Commercial Service) within a Special Focus Area General Retail and Services & Manufacturing 0.62 acres Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects). SUMMARY 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. The project includes a 30% shared/mixed-use parking reduction. 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 B, Project Plans). Meeting Date: 11/17/2021 Item Number: 4b Time Estimate: 30 Minutes Page 315 of 401 Item 2 ARCH-0366-2021 – 2800 Broad Street Planning Commission Report – November 17, 2021 1.0 PLANNING COMMISSION’S PURVIEW The Planning Commission’s role is to review the project for consistency with the General Plan, Zoning Regulations, Community Design Guidelines (CDG), South Broad Street Area Plan (SOBRO) and applicable City development standards. Planning Commission (PC) review is required for projects that include more than 10 residential units (ARCH- 0366-2021). General Plan: https://www.slocity.org/government/department-directory/community- development/planning-zoning/general-plan Zoning Regulations: https://sanluisobispo.municipal.codes/Code/17 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 South Broad Street Area Plan: https://www.slocity.org/home/showpublisheddocument/5019/635563068397670000 2.0 PREVIOUS REVIEW On September 27, 2021, the Tree Committee (TC) reviewed the proposed tree removal and compensatory planting plan for consistency with the Tree Removal Regulations (Municipal Code §12.24.090). During their review, the TC recommended that the PC find the project consistent with the Tree Removal Regulations for removal of one street tree and compensatory planting including 19 new trees (3-1-1) (Attachment C, TC Report & Minutes 9.27.21). On October 18, 2021, the Architectural Review Commission (ARC) reviewed the project for consistency with the CDG and SOBRO. The ARC determined that the project was consistent with applicable design guidelines and provided three design suggestions for the applicant to address related to building and site design and recommended that the Planning Commission approve the project with the addition of two conditions regarding recessed window details, and additional privacy on railing details (3 -1-3) (Attachment D, ARC Report and Minutes 7.20.20). The applicant has provided responses to the ARC’s suggestions and conditions which are further discussed in Section 4.3 of this report. Figure 1: Rendering of project design from the corner of Broad and Lawrence. Page 316 of 401 Item 2 ARCH-0366-2021 – 2800 Broad Street Planning Commission Report – November 17, 2021 3.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Density 14.6 19.42 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 *2019 Zoning Regulations - Development Standards & South Broad Street Area Plan (updated December 2014) Page 317 of 401 Item 2 ARCH-0366-2021 – 2800 Broad Street Planning Commission Report – November 17, 2021 4.0 PROJECT ANALYSIS The proposed project must conform to the standards and limitations of the Zoning Regulations and Engineering Standards and be consistent with the applicable CDG and SOBRO Design Guidelines. 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). Staff has evaluated the project’s consistency with relevant requirements and has found it to be in substantial compliance, as discussed in this analysis. 4.1 Consistency with the General Plan The Housing and Land Use Elements encourage mixed -use projects where they can be found to be compatible with existing and potential future development. The Land Use Element (LUE) encourages compatible mixed uses in commercial districts (LUE Policy 3.8.5) and specifically discusses residential and commercial mixed use (LUE Policy 2.3.6)1. The project is consistent with the General Plan Policies because it provides additional housing in close proximity to employment opportunities. City policies further support in-fill projects and additional mixed-use developments, especially those located close to major transit, bike, and pedestrian corridors. 4.2 Consistency with the Zoning Regulations and South Broad Street Area Plan In accordance with SOBRO List of Allowed Uses, mixed-use development projects are allowed within the C-R-SF and C-S-SF zones. Section 4.6 (Building Types by Street Frontage) indicates that either a mixed-use project or commercial/office uses are the only two appropriate types of development projects along Broad Street , which is identified as a Corridor Street in the Area Plan. The project has been designed as a mixed -use development to comply with these requirements and the project design complies with density thresholds, floor area ratios, lot coverage, setbacks, minimum and maximum height requirements, build-to lines, and façade articulation requirements in accordance with SOBRO (see Section 3.0 Project Statistics). Mixed-Use Development: Zoning Regulations Section17.70.130 (Mixed Use Projects) provide standards for the design of mixed-use projects to consider potential impacts on adjacent properties and to ensure compatible design with the adjacent and surrounding residential neighborhoods. Mixed-use projects must be designed to achieve specific objectives including design criteria, site layout, pedestrian access and performance standards. The project has been designed to provide a physical separation between the residential and commercial uses and associated activity areas by placing residentia l uses above commercial uses, thus ensuring that the residential units are of a residential character by providing privacy between the residential and commercial portions of the site. 1 LUE Policy 2.3.6. The City shall encourage mixed use projects, where appropriate and compatible with existing and planned development on the site and with adjacent and nearby properties. The City shall support the location of mixed use projects and community and neighborhood commercial centers near major activity nodes and transportation corridors / transit opportunities where appropriate. Page 318 of 401 Item 2 ARCH-0366-2021 – 2800 Broad Street Planning Commission Report – November 17, 2021 The project maintains internal compatibility between the different us es by integrating pedestrian connectivity within the commercial areas to adjacent properties and the public right-of-way. The project design incorporates specific design features to minimize potential impacts to and from adjacent properties by orienting commercial uses toward the public street. The vicinity is developed with medium -high density residential uses to the east, and commercial uses to the north and south. The project is conducive to a mixed-use development at this location. Circulation: The project has also been designed with the partial development of the “woonerf” or village court accessway as identified in the SOBRO Chapter 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. Parking: The SOBRO Development Standards Section 4.7 (Parking Requirements) provides that where times of maximum parking demand from various uses will not coincide, parking requirements for mixed-use projects is reduced by twenty percent, and where two or more uses share common parking areas, the total number of required spaces may be reduced by an additional ten percent. The proposed project is requesting a combined shared and mixed-use parking reduction of 30% to reduce the required vehicle parking from 45 spaces to 32 spaces. A Parking Demand Study has been provided to evaluate the peak parking demand of all intended uses (Catering kitchen, Instructional Studio, Office, Commercial, and Residential uses). The Par king Demand Study was conducted in accordance with the Institute of Transportation Engineers (ITE) Parking Generation 4th Edition and identified that the peak parking demand would not exceed 30 parking spaces (Attachment E, Parking Demand Study). Table 2: Peak Parking Demand Evaluation Number of Spaces Required Parking: 45 ITE Parking Demand: 41 Mixed/Shared Use Peak Demand per ITE: 30 Parking Provided: 32 Surplus Parking Available: 2 The project provides 32 parking spaces on site, which exceeds the peak parking demand minimum threshold. The project qualifies for a shared and mixed-use parking reduction of up to 30% because the project includes more than two land uses that share common parking areas, and parking is adequate for the proposed project and provides sufficient parking for all uses that will not overlap or coincide to the degree that peak parking Page 319 of 401 Item 2 ARCH-0366-2021 – 2800 Broad Street Planning Commission Report – November 17, 2021 demand would exceed the total supply of parking2. Condition No. 7 includes a requirement that the property owner record a parking agreement that requires the parking to be operated on a nonexclusive basis, to be open and available to the public for shared use. Trip Reduction Plan: The SOBRO Parking Requirements (Section 4.7) requires that a Trip Reduction Plan is provided to further justify the parking reduction intended to reduce single-occupant vehicle travel to and from the site. The Draft Trip Reduction Plan includes the following programs and incentives: participation in Rideshare’s Back N’ Forth Club at the Gold Level, dedication of one parking space for a carshare program, 30 -day City bus passes to each dwelling unit for the first month, and 2 bus passes per non -residential suite for the first month (Attachment F, Draft Trip Reduction Plan). Roof Deck: The project includes a private roof deck on the top floor of the structure for the residential units. The 372 square foot roof deck has been designed central to the project site approximately 20 feet from Broad Street, with solid walls along the perimeter of the deck, and is accessed through internal stairs. The roof deck has been designed to prevent overlook impacts on adjacent properties, and provide privacy for the residential occupants. 4.3 Architectural Review Commission Directional Items The ARC recommended three directional items for the applicant to consider incorporating into the project design to be reviewed and evaluated by the PC prior to taking final action on the project. The applicant has made the following changes in response to the directional items (Attachment G, Applicant Response to ARC): ARC Directional Item #1: The applicant should consider a more substantive roof cornice detail to provide greater definition of the project. Response: The applicant has modified the roof cornice to add an additional 6 -inches to exaggerate the roofline shadow, see Figure 2 below. ARC Directional Item #2: The applicant should consider incorporating reglets into the design of the project to provide further shadow variation. Response: The applicant has modified the project design to further recess windows and reglets (also referred to as expansion joints in the stucco) to provide greater shadow variations on the façade, see Figure 2 below. 2 Zoning Regulations Sections 17.72.050.B Shared Parking Reduction. Where a shared parking facility serving more than one use will be provided, the total number of required parking s paces may be reduced by up to 20 percent with Director… if the Director finds that: (1) The peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses or projects will be greater than the total supply of spaces; (2) The proposed shared parking provided will be adequate to serve each use and/or project; (3) A parking demand study conducted and prepared under procedures set forth by the Director supports the proposed reduction; and (4) In the case of a shared parking facility that serves more than one property, a parking agreement has been prepared and recorded… requiring the parking to be operated on a nonexclusive basis, to be open and available to the public for shared use, short-term parking during normal business hours. Page 320 of 401 Item 2 ARCH-0366-2021 – 2800 Broad Street Planning Commission Report – November 17, 2021 ARC Directional Item #3: The applicant should consider incorporating an additional accent color within the project façade. Response: The applicant has provided revised renderings of the project that include an accent color (green) along the awning at the corner of Broad Street and Lawrence Drive (see Attachment G, Sheet 4). The ARC also recommended two conditions which have been incorporated into the draft resolution, as described below. ARC Recommended Condition #1: The project design shall incorporate a system of recessed window features to further articulate the exterior elevations and provide more shadow variation. Response: The applicant has provided an updated rendering of the project to demonstrate the effect of recessing the windows to provide greater shadow variation along the façade, see Figure 2 below. Condition No. 5 has been provided in the draft resolution to require that the windows are recessed to provide adequate articulation and shadow variation on the building façade. ARC Recommended Condition #2: The project design shall incorporate residential balcony railings that are obscured for at least two/thirds of their height to provide privacy. Response: The applicant has provided an updated rendering of the project with balconies that provide greater screening, see Figure 2 below. Condition No. 6 has been provided in the draft resolution that requires balconies to be obscured to provide privacy and screen private storage or furniture on the balconies. Figure 2: Revised rendering of façade details outlining window recession, reglets, cornice improvements, and balcony screening. Page 321 of 401 Item 2 ARCH-0366-2021 – 2800 Broad Street Planning Commission Report – November 17, 2021 5.0 ENVIRONMENTAL REVIEW The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it consists of the development of the project site consistent with policies and standards applicable to development within the commercial zones, on a site less than five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is served by City utilities and public services. Based on the project existing topography, size, and design, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water quality. 6.0 OTHER DEPARTMENT COMMENTS The project has been reviewed by various City departments and divisions including Planning, Engineering, Transportation, Building, City Arborist, Utilities, and Fire. Staff has not identified any unusual site conditions or circumstances that would require special conditions. Other comments have been incorporated into the draft resolution as conditions of approval. 7.0 ALTERNATIVES 1. Continue project. An action to continue the item should include a detailed list of additional information or analysis required to make a decision. 2. Deny the project. An action denying the project should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Community Design Guidelines, South Broad Street Area Plan, Zoning Regulations or other policy documents. Should the PC want to pursue this alternative, Staff recommends that the specific findings under Government Code § 65589.5(j) are adequately addressed. 8.0 ATTACHMENTS A. Draft Resolution B. Project Plans C. TC Report & Minutes 5.1.17 D. ARC Report & Minutes 9.9.19 E. Parking Demand Study F. Draft Trip Reduction Plan G. Applicant’s Response to ARC Page 322 of 401 RESOLUTION NO. PC-XXXX-21 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING THE DEVELOPMENT 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 IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW; AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED NOVEMBER 17, 2021 (2800 BROAD STREET, ARCH-0366-2021) WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web based public hearing on September 2 7, 2021, recommending the Planning Commission find the project consistent with the Tree Removal Ordinance, pursuant to a proceeding instituted under ARCH-0366-2021, Luis Sarmiento, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a web based public hearing on October 18, 2021, recommending the Planning Commission find the project consistent with the Community Design Guidelines and South Broad Street Area Plan Guidelines with identified directional items and recommended conditions, pursuant to a proceeding instituted under ARCH-0366-2021, Luis Sarmiento, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web based public hearing on November 17, 2021, pursuant to a proceeding instituted under ARCH-0366-2021, Luis Sarmiento, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby grants final approval to the project (ARCH-0366-2021), based on the following findings: 1. The project is consistent with Land Use Element Policy 2.3.6 “Housing and Businesses” and 3.8.5 (Mixed Uses) because the project provides residential dwellings within a commercial district near neighborhood commercial centers, major activity nodes and transit opportunities. Housing at this location is and can be compatible with the proposed and existing commercial uses on -site and on adjacent properties. Page 323 of 401 Resolution No. PC-XXXX-21 2800 Broad Road, ARCH-0366-2021 Page 2 2. The project is consistent with the Housing Element because the project provides a variety of residential types, sizes, and style of dwellings. Housing Element Program 6.15 identifies the project site within the South Broad Street corridor as an area for higher-density, infill, or mixed-use housing. 3. The project is consistent with Conservation and Open Space Element Policy 4.4.3 because the project promotes higher-density, compact housing to achieve more efficient use of public facilities and services and to improve the jobs/housing balance. 4. As conditioned, the project is consistent with the Zoning Regulations for Mixed - Use Projects (Section 17.70.130), since the proposed building design complies with objective design criteria and performance standards for mixed-use development by providing internal compatibility between the different uses in terms of noise, hours of operation, vehicle and pedestrian circulation, access, and use of open space. 5. The proposed mixed-use project design further increases the public benefits of the existing building for compliance with the South Broad Street Area Plan Design Guidelines by constructing residential units in close proximity to the downtown and public transit. Project design is consistent with the development standards and the Broad Street Village Contemporary style which is an appropriate architectural style for Mixed-Use building types within the Area Plan. Development Review Findings 6. As conditioned, the project is consistent with the Community Design Guidelines for commercial and multi-family housing design and infill development because the architectural style is complementary to the surrounding neighborhood and is designed consistent with South Broad Street Area Plan. 7. As conditioned, the project design is consistent with the Community Design Guidelines by providing a variety of architectural treatments that add visual interest and articulation to the building design that are compatib le with the design and scale of the existing structures in the surrounding neighborhood (CDG, Chapter 5.3). 8. As conditioned, the project respects the privacy of adjacent residences through appropriate building orientation and windows that minimize overlook and do not impair the privacy of the indoor or outdoor living space of neighboring structures. 9. The proposed height, mass and scale of the project will not negatively alter the overall character of the neighborhood or the street’s appearance because the development is designed in a manner that does not deprive reasonable solar access to adjacent properties. The project incorporates vertical and horizontal wall plan offsets, which provide a high-quality and aesthetically pleasing architectural design. Page 324 of 401 Resolution No. PC-XXXX-21 2800 Broad Road, ARCH-0366-2021 Page 3 10. The proposed height, mass and scale of the project will not negatively alter the overall character of the neighborhood or the streets appearance because South Broad Street Area Plan Form-Based Codes require that mixed-use buildings provide residential units in the upper levels of a structure with a minimum height allowance of 25 feet and at least 80% of the building façade to be constructed along the property build-to lines. The proposed roof top deck is consistent with the intent of the City’s Zoning Regulations and applicable General Plan polices because the roof deck has been designed to preserve privacy and overlook impacts by orienting the roof deck towards Broad Street and providing solid walls along the perimeter of the deck that screen views of the roof deck from the public right-of-way and adjacent properties. Parking Reduction Finding 11. As conditioned, the project qualifies for a 30 percent parking reduction in accordance with South Broad Street Area Plan Section 4.6, Zoning Regulations Section 17.72.050.C and the Institute of Transportation Engineers Parking Demand, where the peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses will be greater than the total supply of spaces. SECTION 2. Environmental Review. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it consists of the development of the project site consistent with policies and standards applicable to development within the commercial zones, on a site less than five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is served by City utilities and public services. Based on the project existing topography, size, and design, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water quality. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Planning Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the Planning Commission (ARCH-0366-2021). A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code Page 325 of 401 Resolution No. PC-XXXX-21 2800 Broad Road, ARCH-0366-2021 Page 4 requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. Demolition of the existing building shall not commence until a permit has been issued by the building official. The applicant shall comply with Municipal Code Chapter 15.04 Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and Moving of Buildings, including but not limited to, the following: the applicant shall provide evidence that for a period of not less than 90 days from date of permit application, the building was advertised in a local newspaper on at least 3 separa te occasions not less than 15 days apart, as available to any interested person to be moved, and submit historic documentation for the structure. 3. Prior to building permit issuance, the applicant shall record a lot line adjustment agreement to extinguish the interior property lines and adjust the property line along the southern border of the site, as described in the project plans. 4. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with the Development Review application; however, plans shall demonstrate compliance with the Architectural Review Commission’s direction to incorporate additional façade details regarding windows, balconies, and an accent color on the building elevations, subject to the satisfaction of the Community Development Director. 5. Plans submitted for a building permit shall include recessed window details or equivalent shadow variation, and all other details including but not limited to awnings, cornices, and railings, in consideration of the Architectural Review Commission’s suggestions from the hearing on October 18, 2021 (consistent with the exhibit shown at the Planning Commission hearing on November 17, 2021). Plans shall indicate the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Plans shall demonstrate the use of high- quality materials for all design features that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director. 6. Plans submitted for a building permit shall include a revised railing system for the balconies that provides (consistent with the exhibit shown at the Planning Commission hearing on November 17, 2021) a design that screens at least two/thirds of their height to visually obscures views of storage on the balconies and provides additional privacy between existing and new residential units, subject to the satisfaction of the Community Development Director. Page 326 of 401 Resolution No. PC-XXXX-21 2800 Broad Road, ARCH-0366-2021 Page 5 7. The property owner shall be responsible for maintaining and updating the current parking calculation for the commercial component of the project upon the submittal of Planning and Building permits for tenant changes or improvements, and/or each business license, to ensure the site does not become under-parked. 8. All surface parking spaces must be available for common use and not exclusively assigned to any individual use, required residential parking may be reserved, but commercial parking must be made available for guests or overflow from residen ces. 9. Plans submitted for a building permit shall clearly depict the location of all required short and long-term bicycle parking for all intended uses, plans submitted for construction permits shall include bicycle lockers or interior space within each residential unit or other area for the storage of at least two bicycle per residential unit. Short-term bicycle racks such as “Peak Racks” shall be installed in close proximity to, and visible from, the main entry into the buildings (inverted “U” rack design s shall not be permitted). Sufficient detail shall be provided about the placement and design of bike racks and lockers to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. 10. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter §17.70.100 of the Zoning Regulations. 11. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line -of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 12. The storage area for trash and recycling cans shall be screened from the public right - of-way consistent with §17.70.200 of the Zoning Regulations. The subject property shall be maintained in a clean and orderly manner at all times , free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. Page 327 of 401 Resolution No. PC-XXXX-21 2800 Broad Road, ARCH-0366-2021 Page 6 13. The applicant shall submit a landscaping plan containing an irrigation system plan with submittal of working drawings for a building permit. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. The surfaces and finishes of hardscapes shall be included on the landscaping plan. 14. Plans submitted for construction permits shall include elevation and detail drawings of all walls and fences. Fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges). 15. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back-flow preventer and double-check assembly shall be located in the street yard and screened using a combinat ion of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 16. The design of proposed structures shall incorporate noise attenuating construction techniques that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City’s Noise Ordinance. Plans submitted for construction permits must clearly indicate and describe noise attenuation measures, techniques, and materials, and demonstrates their compliance with noise levels limits. 17. Prior to building occupancy, the owner of the property shall provide a Residential Noise Notice in writing for residential occupants stating that the property is located within a commercial zone in an urban-type environment and that noise levels may be higher than a strictly residential area. 18. Any new proposed signage shall be reviewed by the Planning Division to ensure appropriateness for the site and compliance with the Sign Regulations. Signage shall coordinate with building architecture and the type of land use. The Director may refer signage to the ARC if it seems excessive or out of character with the project. Housing Programs – Community Development Department 19. Prior to the issuance of building permits, the applicant shall pay the required Inclusionary Housing In-lieu fee Page 328 of 401 Resolution No. PC-XXXX-21 2800 Broad Road, ARCH-0366-2021 Page 7 Engineering Division – Public Works/Community Development 20. The underlying property lines shall be merged or adjusted prior to building permit issuance. Contact the Planning Division to start the application process for the proposed action. 21. The project is conditioned to replace or upgrade complete frontage improvements and utilities per City Engineering Standards. 22. The building plan submittal shall show and compliance with the South Broad Street Corridor Plan for Broad Street and the Lawrence Drive (Entry Street designation). Any conflicts between the City Engineering Standards and intent of the corridor plan shall be reviewed and approved to the satisfaction of the City Engineer and Community Development Director. 23. Unless otherwise approved for deferral or waived by the Public Works and Community Development directors, the developer shall record a reservation of private reciprocal access easement in favor of the Guild Hall to accommodate a potential for a futured shared access or “woonerf”. This reservatio n may contain language that limits the easement to a comparable future agreement recorded by the Guild Hall. 24. The building plan submittal shall show sidewalk transitions between the existing neighboring sidewalk along the proposed Lawrence Drive frontage per City Engineering Standards. 25. The building plans submittal shall identify all existing and proposed utilities and utilities to be abandoned. The demolition plan shall show and note the abandonments for reference. The actual abandonments may be deferred to development if not completed in conjunction with the demolition permit. 26. The building plan submittal shall show compliance with the Parking and Driveway Standards for driveway materials, grading, drainage, garage space dimensions, and maneuverability. Wider custom garage doors a nd structural solutions to eliminate wing walls at some garages may be required to improve maneuverability. All garage spaces shall be capable of access in one maneuver and exiting to the adjoining public right-of-way in not more than two maneuvers. 27. Site development shall comply with the current California codes and ADA requirements. All common facilities and access routes shall be reviewed and approved to the satisfaction of the Building Division. 28. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Page 329 of 401 Resolution No. PC-XXXX-21 2800 Broad Road, ARCH-0366-2021 Page 8 29. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 30. The existing fire hydrant located along the Broad Street frontage shall be upgraded from a “dry” barrel hydrant to current City Standards. A new hydrant may be required along the Lawrence Drive frontage off the new water main if required by the Fire Marshal, Utilities Department, or Public Works Department as required for orderly development and/or blow-off purposes. 31. A work within the public rights-of-way shall be shown on the building plan submittal for reference. A separate public improvement plan will be required for the main upgrade/extension along Lawrence Drive. A separate application, checklist, plans, and review fee will be required for the main extension. Inspection fees may be covered under an encroachment permit, if approved by the City. 32. Wires to the new buildings shall be underground. Undergrounding shall be completed without a net increase in new utility poles within the public right-of-way. 33. Unless otherwise specifically approved for deferral by the City, PGE plans shall be provided in conjunction with the building plan approval. Preliminary plans shall be reviewed by the engineer of record for consistency with the overall design. The final PGE handout package shall be reviewed and approved by the engineer of record and the City prior to construction. 34. The applicant shall be responsible for paying a “fair share” mitigation fee for the undergrounding of overhead wire utilities within and in accordance with the South Broad Street Corridor Plan. 35. The project drainage report, plans, and Post Construction Stormwater Regulation compliance strategy shall include complete details and approvals in accordance with City Engineering Standards and the Waterway Management Plan Drainage Design Manual. 36. The building plan submittal shall show compliance with the Post Construction Stormwater Regulations (PCR’s) as regulated by the Regional Water Quality Control Board for redeveloped sites. The Building Permit submittal shall include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. The PCR submittal shall include altered or replaced improvements located within the public rights-of-way. 37. Stormwater Control Measures (SCMs) shall be privately maintained. Unless specifically approved by the City Engineer, all SCM’s shall be located on private property. If approved for location within the public right-of-way, a separate encroachment agreement shall be recorded prior to permit issuance. Page 330 of 401 Resolution No. PC-XXXX-21 2800 Broad Road, ARCH-0366-2021 Page 9 38. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be re corded prior to building permit issuance. 39. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend on to the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. The Cit y Arborist supports the proposed tree removal with the compensatory tree plantings shown on the landscape plan. 40. The building plan submittal shall show all required street trees. Street trees are generally required at a rate of one street tree for each 3 5 lineal feet of frontage. The City Arborist and Planning Division shall approve the tree species and planting requirements in accordance with City Engineering Standards and the corridor plan. The compensatory street trees shall be 24” box to compensate for the loss of the existing tree canopy. 41. Tree protection measures for the existing neighboring property line trees to remain shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the tree protection measures prior to commencing with any demolition, grading or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the drip line of trees on the property or on adjacent properties. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. City Arborist – Public Works 42. Prior to building permit issuance, the applicant shall obtain a tree removal permit from the Urban Forestry Division for the removal of one street tree, and replating of 19 new trees, consistent with the City’s Tree Committee’s review from the hearing on September 27, 2021, subject to the satisfaction of the City Arborist and Public Works Director. 43. Tree removal associated with development at the project site shall be scheduled to occur outside of the typical nesting bird season (February to September), to avoid potential impacts to nesting birds in accordance with Government Code Section 3503 and 3505.5. Page 331 of 401 Resolution No. PC-XXXX-21 2800 Broad Road, ARCH-0366-2021 Page 10 Transportation Division – Public Works 44. The Project shall contribute fair share costs towards planned transportation improvements along the South Broad Street Corridor through participation in the Citywide Transportation Impact Fee Program. 45. The Project shall include on-site short-term and long-term bicycle parking consistent with City Zoning Regulations and Active Transportation Plan design guidelines. Short-term bike racks shall be Peak campus-style racks or approved equivalent to the satisfaction of the Public Works Director. 46. Project building plan and/or public improvement plan shall identify installation of red curb paint adjacent to the new site driveway on Lawrence Street to maintain adequate driveway sight distance to the satisfaction of the Public Works Director. 47. The Project frontage improvements shall include new streetlighting consistent with City Engineering Standards and the South Broad Street Area Plan. Unless otherwise approved by the Public Works Director, frontage improvements shall include installation of one new standard streetlight at the corner of Broad/Lawrence, and one City Standard Pedestrian Light to be located along the Lawrence Drive frontage. 48. Unless otherwise approved by the Public Works Director, Project frontage improvements shall include a corner bulb-out on the southeast corner of Broad/Lawrence, with the corner sidewalk extending into the Lawrence Drive parking lane, consistent with the street concepts identified in the South Broad Street Area Plan. 49. Unless otherwise approved by the Public Works Director, Project frontage improvements shall include installation of dashed green bike lane markings along Broad Street through the Lawrence Drive intersection and installation of a “RIGHT TURNS YIELD TO BIKES/PEDS” warning sign on Broad Street facing northbound traffic approaching Lawrence Drive. 50. The Project’s on-site drive aisle shall be designed in substantial conformance with the Village Court (woonerf) street concept identified in the South Broad Street Area Plan, with potential for future connectivity south to Mutushito Avenue (as part of potential future redevelopment of Guild Hall property). Designs shall be approved to the satisfaction of the Public Works and Community Development Directors. Fire Department 51. Plans submitted for a building permit shall include a Fire Flow of 2,250 gallons per minute (GPM) at 20 pounds per square inch (psi) residual shall be available to within 300 feet of exterior building walls supplied by fire hydrants, to the satisfaction of the Fire Marshal. Page 332 of 401 Resolution No. PC-XXXX-21 2800 Broad Road, ARCH-0366-2021 Page 11 52. Plans submitted for a building permit shall include fire sprinkler floor control valves co-located in the fire sprinkler riser room, to the satisfaction of the Fire Marshal. Utilities Department 53. Plans submitted for a building permit shall include an 8-inch water main along the project’s Lawrence Drive frontage consistent with the City’s Engineering Standards, to the satisfaction of the Utilities Director. Indemnification 54. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 17th day of November, 2021. _____________________________ Tyler Corey, Secretary Planning Commission Page 333 of 401 Page 334 of 401 BROAD STREETMIXED USE2800 BROAD ST | SAN LUIS OBISPO | CALIFORNIAARCHITECTURAL REVIEW21.07292800 BROADbracket architecturebPage 335 of 401 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 336 of 401 "'!%# % $" $$ $ # #!"#"##!"#"# %!&$&$ # &$%'!!! " " & *-.+% *, )+ **)& !$" !$" # XMay 25, 2021Project Architect3BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 337 of 401 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 338 of 401 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 339 of 401 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 340 of 401 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 341 of 401 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 342 of 401 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 343 of 401 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 344 of 401 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 345 of 401 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 346 of 401 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 347 of 401 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 348 of 401 UPPER ROOF PLANELEVATOR PENTHOUSE151” = 16’ BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 349 of 401 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 350 of 401 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 351 of 401 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 352 of 401 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 353 of 401 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 354 of 401 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 355 of 401 WEST ELEVATION ALONG BROAD STREETNORTH ELEVATION ALONG LAWRENCE DR22BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 356 of 401 BROAD STREET ELEVATION DETAIL23BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 357 of 401 LAWRENCE DRIVE ELEVATION DETAIL24BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 358 of 401 RESIDENTIAL ENTRY ALONG LAWRENCE STREET25BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 359 of 401 VIEW SOUTH AT BROAD + LAWRENCE26BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 360 of 401 PEDESTRIAN CONNECTION FROM BROAD27BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 361 of 401 PEDESTRIAN CONNECTION FROM BROAD28BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 362 of 401 OUTDOOR AMENITY + RESIDENTIAL ENTRY29BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 363 of 401 OUTDOOR AMENITY + PEDESTRIAN CONNECTION30BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 364 of 401 VIEW ALONG TOWNHOME ENTRIES31BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 365 of 401 MOTOR COURT + OUTDOOR AMENITY32BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 366 of 401 ROOF DECK VIEW OF MADONNA PEAK + SLO TOWN33BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 367 of 401 BROAD + LAWRENCE AT DUSK34BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.0729 ARC SUBMITTAL 02Page 368 of 401 ?;?ek~~k~D8kwZeyG?13+,<+641?1/+? !yw"{ gFlx[fzlm`xl[lx}x}H#=+0+Ex}l|}OllF[ hx}ioJhC\ 29> 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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 372 of 401 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 373 of 401 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 374 of 401 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 375 of 401 Page 376 of 401 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 377 of 401 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 378 of 401 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 379 of 401 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 380 of 401 Minutes – 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 brief overview 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 381 of 401 Minutes – Tree Committee Meeting of September 27, 2021 Page 3 5.Arborists Report: A.WCA, a contracted tree service company, 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: 10/25/2021 Page 382 of 401 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 383 of 401 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 Chapter 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 384 of 401 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 14.6 19.42 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 385 of 401 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 386 of 401 DRAFT 1 Architectural Review Commission Minutes October 18, 2021, 5:00 p.m. Teleconference - Broadcast via Webinar Architectural Review Commissioners Present: Commissioner Mandi Pickens, Commissioner Allen Root, Commissioner Micah Smith, Chair Christie Withers Architectural Review Commissioners Absent: Commissioner Michael DeMartini, Commissioner Brian Pineda, Vice Chair Ashley Mayou City Staff Present: Associate Planner Kyle Bell and City Clerk Teresa Purrington _____________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Architectural Review Commission was called to order on October 18, 2021, at 5:00 p.m. by Chair Withers with Commissioners present via teleconference. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: None --End of Public Comment-- 3. CONSENT Motion By Commissioner Root Second By Commissioner Smith To approve Consent Item 3a. Ayes (4): Commissioner Pickens, Commissioner Root, Commissioner Smith, and Chair Withers Absent (3): Commissioner DeMartini, Commissioner Pineda, and Vice Chair Mayou CARRIED (4 to 0) Page 387 of 401 DRAFT 2 3.a CONSIDERATION OF MINUTES - OCTOBER 4, 2021, ARCHITECTURAL REVIEW COMMISSION MINUTES Approve the Architectural Review Commission Minutes of October 4, 2021. 4. PUBLIC HEARINGS 4.a 2800 BROAD STREET (ARCH-0366-2021) REVIEW OF A NEW 28,997- SF, THREE-STORY, MIXED-USE PROJECT CONSISTING OF 20 RESIDENTIAL UNITS AND 7,818 SF OF COMMERCIAL SPACE, WITHIN THE SOUTH BROAD STREET AREA PLAN. Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries. Applicant representative, Bryan Ridley, provided a brief overview of the project and responded to questions raised. Chair Withers opened the public hearing. Public Comments: None --End of Public Comment-- Chair Withers closed the public hearing. Motion By Commissioner Root Second By Commissioner Smith Find the project consistent with the South Broad Street Area Plan and the Community Design Guidelines, and recommend the Planning Commission approve the project with the following conditions and suggestions: Conditions: • The project design shall incorporate a system of recessed windows features to further articulate the exterior elevations and provide more shadow variation. • The project design shall incorporate residential balcony railings that are obscured for at least two/thirds of their height to provide privacy. Page 388 of 401 DRAFT 3 Suggestions: • The applicant should consider a more substantive roof cornice detail to provide greater definition of the project. • The applicant should consider incorporating reglets into the design of the project to provide further shadow variation. • The applicant should consider incorporating an additional accent color within the project façade. Ayes (3): Commissioner Pickens, Commissioner Root, and Commissioner Smith Noes (1): Chair Withers Absent (3): Commissioner DeMartini, Commissioner Pineda, and Vice Chair Mayou CARRIED (3 to 1) 5. COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Associate Planner Kyle Bell provided an update of upcoming projects. 6. ADJOURNMENT The meeting was adjourned at 6:09 p.m. The next Regular Meeting of the Architectural Review Commission meeting is scheduled for November 1, 2021, at 5:00 p.m. via teleconference. 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An existing single story commercial building on the site will be demolished in preparation. The project provides a total of 20 new dwelling units, [twelve one-bedroom flats, four two-bedroom flats, and four two-bedroom townhomes] with 5,400 sf in commercial spaces. The commercial businesses and residential units share a common off street surface parking area at the interior of the lot, accessed from Lawrence Drive. As part of the application, the project team is requesting a 30% reduction in the required parking based on shared parking and the implementation of numerous automobile trip reduction measures. The requested reductions are in compliance with City of San Luis Obispo Zoning Regulations, section 17.72.050, where 20% is derived from subsection B, and an additional 10% is derived from subsection C. Subsection B allows the Director to reduce the parking requirement when “peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses or projects will be greater than the total supply of spaces.” In this mixed-use project the residential parking evening demand is expected to be offset from the commercial daytime demand. The project team further proposes participation at the Gold Level in Rideshare’s Back N’ Forth Club, with the following specific measures in support of section 17.72.050 C.4 vehicle trip reduction plan measures. 1] The project will participate in Rideshare’s Back N’ Forth Club at the Gold Level, including providing welcome packets to all new tenants. 2] The building facilities will offer ground level outdoor and indoor bike parking for all tenants, and provide lockers and electrical outlets for power-assist bikes within the indoor bike room. [Back N’ Forth Club Silver Employer facilities and services] 3] The building owner commits to dedicating one parking spot for a carshare program if the City of San Luis Obispo is successful in launching one in the future. Page 393 of 401 4] As a commuter incentive [Back N’ Forth Club Gold Employer] the building owner will provide 30-day city bus passes to each dwelling unit for the first month of tenancy, in the quantity of bedrooms within that dwelling unit. The project includes [12] 1-bedroom units, and [8] 2- bedroom units for a total of 28 passes. 5] As a commuter incentive [Back N’ Forth Club Gold Employer] the building owner will provide [2] 30-day city bus passes per non-residential unit for the first month of the lease. Please contact me if there are any questions. Thank you, Bryan Ridley [architect] bracket architecture office 805.704.0535 br@bracketao.com INCLUDED WITH THIS LETTER transportation and amenity vicinity map 8 1/2x11 Page 394 of 401 amenity vicinity map transportation +project site2800 Broad St1/2 mile radiusgroceryrestaurantsbike pathmeadow parksouth hills open spaceelementary schooldowntown SLOBroad StOrcutt RdSouth Stamtrak stationbus stopbankgeneral merchandise +restaurantssinsheimer parkPage 395 of 401 Page 396 of 401 City of San Luis Obispo Community Development Department Planning Division 919 Palm Street San Luis Obispo, CA 93401 November 1, 2021 BB M X [f ormer ly BROAD STREET MIX ED USE] 2800 Bro ad Stree t | San Luis O bispo | Arch itectural Review Major D ESIG N REVI SIONS In response to the recommendation of the Architectural Review Commission hearing of October 18, 2021 we are submitting an appendix of design revisions to accompany our original submittal package for the BMX project at 2800 Broad Street in San Luis Obispo. All recommended conditions have been addressed, and all suggestions have been incorporated as well. Please contact me if there are any questions. Thank you, Bryan Ridley [architect] bracket architecture office 805.704.0535 br@bracketao.com SUBMITTA L CONTENTS Submittal Contents: Cover Letter (this page) 1 copy Design Revision Appendix n copies Page 397 of 401 BMX2800 BROAD STREETSAN LUIS OBISPO | CALIFORNIAPLANNING COMMISSION REVIEW APPENDIX21.110128 0 0 B R O A D bracket architecturebPage 398 of 401 1. WINDOWS RECESSED FROM FACE OF EXTERIOR PLASTER FINISH TO INCREASE SHADOWS AND VARIATION. REFERENCE DETAILS PROVIDED ON PAGE 3.2. GUARDRAIL INFILL PANELS AT OCCUPIABLE BALCONIES ARE REVISED TO SCREEN SIGHTLINES FROM PUBLIC STREET FOR AT LEAST TWO-THIRDS THE HEIGHT OF THE GUARDRAIL.3. ROOF CORNICE PROJECTION IS INCREASED TO 6” TO EXAGGERATE ROOFLINE SHADOW.4. PRONOUNCED REGLETS ARE PROVIDED TO FURTHER SHADOW VARIATION ON THE FACADE.5. ADDITIONAL ACCENT COLOR OPPORTUNITY WITHIN STREET LEVEL STEEL CHANNEL ELEMENTS IN COORDINATION WITH FUTURE TENANTS, REFER TO PAGE 4 ELEVATIONS.ARC GUIDED DESIGN ENHANCEMENTSPARTIAL FACADE RENDERING132242BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.1101 PC REVIEW APPENDIXPage 399 of 401 >6676G1@8067+176;76/*;764A++A7*676A0@7*@G=>4?8;++-*@/*@A@7844.20/?+0/.0806A>+4A0@176742%@010@A*A=>&;++4408-+=;A0@@0474A7:0-@@70@`Id40+1'/20@0/98-1+4276G.0806A>+4A0@764?+A76G/@76G0-*@/;A0@@0474A7:0-@@70@0<A0@7*@G=4>?8;++-*@/;20@0@03 /4+*>0/-+*.,76G`E`I0<A0@7*@>+=;**/I<;++1@876G67+'176;76/*;40+1'/20@0/47++1+4276G40+1'/20@0/.*@60@1+4276G40+1'/20@0/20/1+4276G;**/1?@@76G;A0@@0474A7:0-@@70@>@01767420/80A+47++J(Kd0<A0@7*@>+=;/0<A0@7*@40+6A-0/typical recessed window head and sill detail3” = 1’-0”alternate recessed window assembly - panning frame window (head and sill details similar) 3” = 1’-0”typical recessed window jamb detail3” = 1’-0”764?+A76G/@76G0-*@/%*;064.*@676G764?+-*@/*@03?7:&¡d40+1'/20@0/98-1+4276G76A0@7*@A@78%.**@/76A0;7A2;76/*;/0>A2.0806A>+4A0@176742%@010@A*A=>&;++4408-+=;A0@@0474A7:0-@@70@>+=;**//1?@@76G4@03 /-=;76/*;98-/0>A23BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.1101 PC REVIEW APPENDIXPage 400 of 401 WEST ELEVATION ALONG BROAD STREETNORTH ELEVATION ALONG LAWRENCE DRIVE5 ACCENT OPPORTUNITY | COLOR TBD WITH FUTURE TENANCY4BROAD STREET MIXED USEBRACKET ARCHITECTURE OFFICE2800 BROAD STREET | SAN LUIS OBISPO21.1101 PC REVIEW APPENDIXPage 401 of 401 11/17/2021 Planning Commission, Item 4b Staff Presentation 1 2800 Broad Street ARCH-0366-2021 Review of a new three-story mixed-use project consisting of 20 residential units with a private roof deck, and 7,818 of commercial space. Project includes a 30% shared/mixed- use parking reduction. November 17, 2021 Applicant: Luis Sarmiento Recommendation Find the project consistent with the General Plan, Community Design Guidelines, and Zoning Regulations to approve the project, subject to findings and conditions. 1 2 11/17/2021 Planning Commission, Item 4b Staff Presentation 2 3 4 South Broad Street Area Plan 3 4 11/17/2021 Planning Commission, Item 4b Staff Presentation 3 Previous Reviews 5 September 27, 2021, the Tree Committee recommended approval of the proposed tree removal and compensatory planting plan. October 18, 2021, the ARC determined that the project was consistent with applicable design guidelines and provided three design suggestions and two conditions to be reviewed and considered by the PC. Site Plan 6 5 6 11/17/2021 Planning Commission, Item 4b Staff Presentation 4 Building Design 7 Building Design ARC Revisions 8 7 8 11/17/2021 Planning Commission, Item 4b Staff Presentation 5 Parking Reduction 9 Type Sq. Ft./ Units Parking Ratio Parking Spaces Required* Provided One‐bed 12 .75/Bed 9 6 Two‐bed 8 .75/Bed 12 8 Guest Parking 20 1/5units 4 3 Instructional 2,158 1/200 11 8 Office/Retail 2,055 1/300 7 5 Catering 3,605 1/1,500 2 2 Total:45 32 30% Parking Reduction:32 32 ITE Parking Peak Parking Demand:30 32 Parking Surplus:2 spaces Modified Conditions 10 Remove Condition No. 3 Modify Condition No. 21 to read “The project is conditioned to replace or upgrade complete frontage improvements and utilities per City Engineering Standards, to the satisfaction of the Public Works Director.” 9 10 11/17/2021 Planning Commission, Item 4b Staff Presentation 6 Recommendation Find the project consistent with the General Plan, Community Design Guidelines, and Zoning Regulations to approve the project, subject to findings and conditions. 11 BMX 2800 BROAD STREET | SAN LUIS OBISPO | CALIFORNIA PLANNING COMMISION 21.1117 1 BRACKET ARCHITECTURE OFFICE 11/17/2021 Planning Commission Item 4b, Applicant Presentation VANEVCSVANEVCSM M EVRCCCCCCCCCC EVCSEVCSEVREVREVREVREVR EVREVREVCSC EVRCEVRCEVRC C10'-0" 10'-0"5'-0"5'-0"11'-7"10'-0"8'-0"10'-12'16'-7"(12.5' MIN)30'-0" SITE PLAN ELECTRIC UTILITY TRANSFORMER WATER METERS, COMMERCIAL + DOMESTIC INDOOR RECYCLING + SOLID WASTE BICYCLE PARKING, (5) SHORT-TERM SPACES BICYCLE PARKING, (40) INDOOR LONG-TERM SPACES BICYCLE PARKING, (5) SHORT-TERM SPACES RESIDENT ENTRY PORCH PEDESTRIAN OPEN PASS-THROUGH CHECK VALVE FIRE RISER ROOM EXISTING RETAINING WALL + FENCE NEW SITE RETAINING WALL FIRE HYDRANT PEDESTRIAN ARCADE STORAGE COMMERCIAL (FOOD PREP) COMMERCIAL (RETAIL) COMMERCIAL (RETAIL) STORAGE COMMERCIAL (OFFICE) UTILITIES COURTYARD VILLAGE COURT COMBINED VEHICULAR + PEDESTRIAN DRIVE ENTRYMIN. REAR YARD SETBACK ABOVE GROUND FLOOR BUILD-TO LINE MAX SETBACK MIN. REAR YARD SETBACK GROUND FLOOR MIN. REAR YARD SETBACK ABOVE GROUND FLOOR PARKLANE WALK 2 BMX BRACKET ARCHITECTURE OFFICE 2800 BROAD STREET | SAN LUIS OBISPO 21.1117 | PLANNING COMMISSION 11/17/2021 Planning Commission Item 4b, Applicant Presentation CONCEPT DIAGRAMS 1 2 3 4 12 13 4 INSET STOREFRONTREDUCE MASSING VIA CHANGES IN WALL PLANE NATURAL TOPOGRAPHY ROOF LINE CREATE PEDESTRIAN CONNECTIONS AT STREET WEST ELEVATION ALONG BROAD STREET 3 BMX BRACKET ARCHITECTURE OFFICE 2800 BROAD STREET | SAN LUIS OBISPO 21.1117 | PLANNING COMMISSION 11/17/2021 Planning Commission Item 4b, Applicant Presentation DESIGN STANDARDS The massing along each street is visually separated into three smaller vertical bars with planar setbacks. [SBSAP 5.3-C] Building surfaces over two stories high or 40 feet in length should provide vertical and horizontal wall plane offsets. A commercial stoop is provided to soften the pedestrian threshold and encourage social activities. [SBSAP 5.3-F] Building designs should promote social interaction and defensible space through the use of balconies, patios and stoops to capture views of streets and public and common use areas. A pass-through between the Broad Street sidewalk and interior parking is marked by unique materials to signal and enhance pedestrian movement between adjacent uses and amenities. [SBSAP 5.3-H] ) New development shall be oriented and designed to enhance pedestrian movement to and between adjacent uses. Pedestrian walkways shall be included and pedestrian entrances clearly identified and easily accessible. Colored, textured paving should delineate pedestrian accessways. Forms and materials are utilitarian and influenced by sustainable “green building” features, such as: solar roofs; plaster, brick, or metal exterior walls; raised and/ or recessed entries, patios, porches, and balconies; arcades and courtyards; wide roof overhangs; and extensive use of glass, skylights, and sustainable and recycled building materials. GENERAL STANDARDS design guidelines [SBSAP 5.3] ARCHITECTURAL STYLES BROAD STREET VILLAGE CONTEMPORARY design guidelines [SBSAP 5.3] sustainably harvested wood siding with environmentally friendly thermal modification treatment exterior metal wall cladding in multiple scales cement plaster stucco corner resident balcony arcade defined by structural steel columns Within one building, roof planes should have consistent pitches to provide visual continuity. Roof lines should be simple, utilizing gables, hips, and sheds, or combinations of these basic forms. Unnecessarily complicated roof lines should be avoided. Windows and doors should be simple in both design and placement. Openings should be taller than they are wide (except transom windows), but should not span vertically more than one story. Retail frontages should provide architectural interest at and above the pedestrian level with sufficient glazing to allow visual transparency. The number of windows on public streets should be maximized to increase safety. 4 BMX BRACKET ARCHITECTURE OFFICE 2800 BROAD STREET | SAN LUIS OBISPO 21.1117 | PLANNING COMMISSION 11/17/2021 Planning Commission Item 4b, Applicant Presentation ROOF DECK COURTYARD RETAIL STOREFRONT AT BROAD + LAWRENCE 5 BMX BRACKET ARCHITECTURE OFFICE 2800 BROAD STREET | SAN LUIS OBISPO 21.1117 | PLANNING COMMISSION 11/17/2021 Planning Commission Item 4b, Applicant Presentation PASSTHROUGH AT BROAD 6 BMX BRACKET ARCHITECTURE OFFICE 2800 BROAD STREET | SAN LUIS OBISPO 21.1018 | ARCHITECTURAL REVIEW 11/17/2021 Planning Commission Item 4b, Applicant Presentation STREETSCAPE AT BROAD + LAWRENCE 2ND FLOOR PATIO + BALCONY COURTYARD 7 BMX BRACKET ARCHITECTURE OFFICE 2800 BROAD STREET | SAN LUIS OBISPO 21.1117 | PLANNING COMMISSION 11/17/2021 Planning Commission Item 4b, Applicant Presentation 1. WINDOWS RECESSED FROM FACE OF EXTERIOR PLASTER FINISH TO INCREASE SHADOWS AND VARIATION. 2. GUARDRAIL INFILL PANELS AT OCCUPIABLE BALCONIES ARE REVISED TO SCREEN SIGHTLINES FROM PUBLIC STREET FOR AT LEAST TWO-THIRDS THE HEIGHT OF THE GUARDRAIL. 3. ROOF CORNICE PROJECTION IS INCREASED TO 6” TO EXAGGERATE ROOFLINE SHADOW. 4. PRONOUNCED REGLETS ARE PROVIDED TO FURTHER SHADOW VARIATION ON THE FACADE. 5. ADDITIONAL ACCENT COLOR OPPORTUNITY WITHIN STREET LEVEL STEEL CHANNEL ELEMENTS IN COORDINATION WITH FUTURE TENANTS. ARC GUIDED DESIGN ENHANCEMENTS 1 3 2 2 4 PARTIAL FACADE RENDERING 8 BMX BRACKET ARCHITECTURE OFFICE 2800 BROAD STREET | SAN LUIS OBISPO 21.1117 | PLANNING COMMISSION 11/17/2021 Planning Commission Item 4b, Applicant Presentation 5 ACCENT OPPORTUNITY | COLOR TBD WITH FUTURE TENANCY WEST ELEVATION ALONG BROAD STREET NORTH ELEVATION ALONG LAWRENCE DRIVE 9 BMX BRACKET ARCHITECTURE OFFICE 2800 BROAD STREET | SAN LUIS OBISPO 21.1117 | PLANNING COMMISSION 11/17/2021 Planning Commission Item 4b, Applicant Presentation 21 3 4 65 MATERIAL PALETTE 146 3 5 2 LEGEND 1 Merlex Stucco Finish Fine Sand Texture - Glacier White 2 Cambia Thermally Modified Poplar Cladding 3 Cast-in-place concrete - natural pigment 4 Anodized aluminum storefront - Dark Anodized 5 Painted steel + sheet metal - Tricorn Black SW6258 6 Box Rib Cladding TL Series by Metal Sales- Slate Grey [W66] 10 BMX BRACKET ARCHITECTURE OFFICE 2800 BROAD STREET | SAN LUIS OBISPO 21.1117 | PLANNING COMMISSION 11/17/2021 Planning Commission Item 4b, Applicant Presentation