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Home My WebLink AboutItem 4b. 736 Orcutt Rd. (ARCH-0221-2021) ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: REVIEW OF A NEW 18,489-SF, THREE-STORY, MIXED-USE PROJECT CONSISTING OF 40 RESIDENTIAL UNITS FOR LOW -INCOME HOUSEHOLDS, AND 850 SF OF COMMERCIAL SPACE. PROJECT INCLUDES VARIOUS EXCEPTIONS, CONCESSIONS, AND DEVELOPMENT WAIVERS PROJECT ADDRESS: 736 Orcutt Road BY: Kyle Bell, Housing Coordinator Phone Number: (805) 781-7524 Email: kbell@slocity.org FILE NUMBER: ARCH-0221-2021 FROM: Rachel Cohen, Senior Planner APPLICANT: HASLO REPRESENTATIVE: David Gibbs, RRM RECOMMENDATION Review the proposed project in terms of its consistency with the Community Design Guidelines and provide comments and recommendations to the Community Development Director. 1.0 PROJECT DESCRIPTION AND SETTING The proposed project consists of a new 18,489 square foot, three-story, residential structure that includes 40 residential dwelling units dedicated to low-income households. The property was previously used as the Maxine Lewis Homeless Shelter which provided 49 beds to serve unhoused community members. The p roject will preserve the existing residence on the site for the continued us as an 850 square foot office. All other existing structures will be demolished to accommodate the proposed project and site improvements (Attachment A, Project Plans). The project includes a front yard setback reduction of 10 -feet, where 15-feet is normally required for structures over 20-feet in height along the front yard in the Commercial Services (C-S) zone, and a side yard setback exception of 5-feet along the west property line, where 10 feet is normally required when adjacent to the Medium-Density Residential (R-3) zone. The applicant has provided justification statements of the proposed exceptions as part of the project description (Attachment B, Project Description). In accordance with Zoning Regulations Section 17.140.040, the project includes a density bonus of 80% to increase the density allowance of the property from 11.38 density units to 21 density units. To qualify for the density bonus, the project must provide at le ast 5 units (32% of the base density allowance) dedicated to low-income households. The proposed project includes 39 units to be dedicated to low-income households (plus 1 unit for the manager quarters for a total of 40 units). Meeting Date: 7/18/2022 Item Number: 4b Time Estimate: 45 minutes Page 101 of 135 Item 4b 736 Orcutt Road – ARCH-0366-2021 Architectural Review Commission Report – July 18, 2022 The project is proposed as a 100% affordable housing project and includes two affordable housing incentives1 requests, which are subject to review by the Community Development Director: 1) a maximum height extension to allow a 40-foot-tall structure where normally limited to 35-feet; and 2) a 57% reduction in on-site parking requirements to provide 19 parking spaces, where 44 spaces are normally required. In accordance with Government Code 65915(e)(1), the project also includes a waiver from development standards for the creek setback requirement to be reduced to 6 feet, where 20 feet is normally required. The waiver is requested because full compliance with this development standard would physically preclude the project from being built with the requested density bonus due to existing site constraints (Attachment B). The Community Development Director will review these aspects of the proposal proceeding the ARC’s recommendation. General Location: The 0.67- acre project site is located mid- block along Orcutt Road, between the Orcutt and Broad and McMillan and Orcutt intersections. General Plan and Zoning: Services and Manufacturing - Commercial Services (C-S) zone. Surrounding Uses: East: (M) Offices West: (R-3-PD) Private Driveway to Multi-family Residences North: (M) Repair and Rental Services South: (C-C-S) Shopping Center 2.0 PROPOSED DESIGN Architecture: Contemporary Design details: Creekside sitting area, decorative gable roofs, covered awnings, balconies, vertical windows, wood railing, and street-oriented storefront. Materials and Color: Horizontal lap siding (blue), accent wood siding (cedar), accent stucco (beige) and corrugated metal siding (gray), and anodized aluminum storefront (black). 1 Zoning Regulations 17.140.070B.1: A reduction in site development standards or modification of Title 17 requirements or architectural design requirements that exceeds the minimum building standards approved by the California Building Standards Commission as provided in Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code, including, but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable and actual cost reductions to provide for affordable housing costs . Figure 1: 736 Orcutt Road Project Site Page 102 of 135 Item 4b 736 Orcutt Road – ARCH-0366-2021 Architectural Review Commission Report – July 18, 2022 3.0 FOCUS OF REVIEW The Architectural Review Commission’s (ARC’s) role is to review the proposed project in terms of consistency with the Community Design Guidelines, Sign Regulations, and applicable City Standards and 2) provide comments and recommendations to the Community Development Director concerning the proposed project design, focusing on building architecture and layout. 4.0 DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and Community Design Guidelines (CDG). Staff has identified the discussion items below related to consistency with CDG and Sign Regulations. The CDG are designed to address specific development types rather than zoning districts, and since the project consists of a mixed-used development in the C-S zone, staff has applied the follow chapters of the CDG to address compatibility of the proposed use and design of the site in context of the neighborhood; Chapter 2 (General Design Principles), Chapter 3 (Commercial and Industrial Project Design), Chapter 5 (Multi-Family and Clustered Housing Design). Highlighted Sections Discussion Items Chapter 2 – General Design Principles §2.1 – Site Design The project site is located on a parcel zoned C-S, with commercial uses to the east, and residential uses to the northwest. The ARC should discuss how the project fits in with the best examples of appropriate site design and architecture in the vicinity of the site. Chapter 3 – Section 3.1 (Commercial Project Design Guidelines) §3.1.B.2: Neighborhood compatibility As noted above, the project site is located in an area that demonstrates a variety of land uses and is proximate to structures with varying architectural styles. The ARC Figure 2: Rendering from west bound Orcutt Road Page 103 of 135 Item 4b 736 Orcutt Road – ARCH-0366-2021 Architectural Review Commission Report – July 18, 2022 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* 2 Sign Regulations. Section 15.40.610. Findings for Approval of an Exception . Exceptions to the Sign Regulations must meet all of the following findings: (A) There are unusual circumstances applying to the property which make strict adherence to the regulations impractical or infeasible, such as building configuration, historic architectural features, architectural style, site layou t, intervening obstructions, or other unusual circumstances. Exceptions shall not allow for additional signage in number or size beyond what is necessary to compensate for the unusual circumstances. Unusual circumstances may also include sign designs which are not expressly provided for or exempted in this Chapter, but which represent superior or innovative design appropriate for the building and location. (B) The exception is consistent with the intent and purpose of the sign regulations (see Section 15.40.110) and the exception is not being granted in cases where alternative options of allowed signage in this Chapter could provide an adequate alternative for sufficient visibility to the public with equal or superior design. (C) The sign exception is for superior design and complies with Design Principles of this Chapter and will not result in: visual clutter; excessively sized signage in comparison to the building or surroundings; signage that is inconsistent with the character of the surroundings; or appro val of signs that are prohibited in this chapter. §3.1.C.1: Site planning, consider neighboring development should discuss the project’s proportionality and size, building setbacks and massing, and application of colors and materials relative to the surrounding neighborhood. Chapter 5 – Section 5.4 (Multi-Family and Clustered Housing Design) §5.4.A Site Planning The CDG states that multi-family units that consist of 10 or more units outside of Downtown should separate the units into structures of six or fewer units. The ARC should discuss whether design changes are necessary to address compliance with CDG for high density multi- family development projects. §5.4.C.2 Scale The CDG states that structures with greater height may require additional setbacks at the ground floor level and/or upper levels along the street frontage so that they do not visually dominate the neighborhood. The ARC should discuss the project’s scale and mass and discuss whether design changes are necessary to reduce the perceived scale of the project within the neighborhood. CDG Chapter 6 – Signs § 6.6 Signs The CDG allows approval of signs not normally allowed in exceptional circumstances such as visibility or unique design. The project includes four new signs associated with the residential structure, where only 2 signs are normally allowed in the C-S zone. The ARC should discuss whether the requested sign exceptions for the orientation of the four new signs (Project Plans Sheet A15), are consistent with the findings for an exception from the Sign Regulations2. Page 104 of 135 Item 4b 736 Orcutt Road – ARCH-0366-2021 Architectural Review Commission Report – July 18, 2022 Density 21 (80% Density Bonus) 11.38 Setbacks Street Yard Side Yard 10 feet 5 feet 15 feet 10 feet Maximum Height 40 feet 35 feet Floor Area Ratio 0.63 1.5 Max Lot Coverage 18% 75% Total Sign Area Number of Signs C-S zone Wall Sign (1) Raised Channel Sign (1) Awning Signs (2) 70 SF Total 4 signs 27 SF 19 SF 12 SF 200 SF Total 2 signs 100 SF 25 SF 25 SF Tree Removals 29 trees (1:1) (supported by the City Arborist) 29 trees (under authority of City Arborist) Affordable Housing On-site (39 low-income units) On-site or In-Lieu fee Public Art Not Required Vehicle and Bicycle Parking Number of Vehicle Spaces EV Spaces 19 (57% reduction) 4 (EV ready) 15 (EV capable) 44 4 (EV ready) 15 (EV capable) Bicycle Spaces Short-term Long-term 14 40 1 40 Motorcycle Parking 2 2 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects) *2022 Zoning Regulations 6.0 ACTION ALTERNATIVES 6.1 Recommend approval of the project. An action recommending approval of the application based on consistency with the Community Design Guidelines will be forwarded to the Community Development Director for final action. This action may include recommendations for conditions to address consistency with the Community Design Guidelines. 6.2 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. 6.3 Recommend denial the project. An action recommending denial of the application should include findings that cite the basis for denial and should Page 105 of 135 Item 4b 736 Orcutt Road – ARCH-0366-2021 Architectural Review Commission Report – July 18, 2022 reference inconsistency with the General Plan, Community Design Guidelines, Zoning Regulations, or other policy documents. 7.0 ATTACHMENTS A – Project Plans (ARCH-0366-2021) B – Project Description (ARCH-0366-2021) Page 106 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USET1#1608-0219 MAY 20221/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)TITLE SHEET736 ORCUTT ROAD - AFFORDABLE HOUSING MIXED-USEVIEW FROM ORCUTT ROADPROJECT DIRECTORYOWNER:HOUSING AUTHORITY OF SAN LUIS OBISPO487 LEFF STREETSAN LUIS OBISPO, CA 93401-4347PHONE: (805) 543-4478ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: DAVID GIBBSPHONE: (805)-543-1794EMAIL: DPGIBBS@RRMDESIGN.COMLANDSCAPE ARCHITECT:OASIS ASSOCIATES3427 MIGUELITO COURTSAN LUIS OBISPO, CA 93401CONTACT: SCOTT WRIGHTPHONE: EMAIL: SCOTT@OASISASSOC.COMCIVIL ENGINEER:RICK ENGINEERING COMPANY1160 MARSH STREET SUITE 150SAN LUIS OBISPO, CA 93401CONTACT: TOM MARTINPHONE: (805) 544-0707EMAIL: TMARTIN@RICKENGINEERING.COMPROJECT ADDRESS:736 ORCUTT RDSAN LUIS OBISPO, CA 93401APN:053-201-014PROJECT DESCRIPTIONAFFORDABLE HOUSING MIXED-USE PROJECT CONSISTING OF 39 UNITS OF LOW INCOME AFFORDABLE HOUSING, 1 MANAGERS UNIT, 1,000 SF COMMUNITY SPACE, AND 850 SF EXISTING COMMERCIAL TO REMAIN. THIS PROJECT IS PROPOSING A 80% DENSITY BONUS AND WILL BE REQUESTING A PARKING REDUCTION OF 47%. THE PROJECT HAS CHOSEN “ALL ELECTRIC” BUILDING DESIGN TO MEET REACH CODE COMPLIANCE FOR THE RESIDENTIAL PORTION OF THE PROJECT, BUT MAINTAINS A MIXED FUEL STATUS AS IT RELATES TO THE EXISTING COMMERCIAL USE. PLEASE SEE ADDEDUM PROJECT NARRATIVE FOR MORE INFORMATION AND JUSTIFCATION FOR THE FOLLOWING LIST OF EXCEPTIONS, WAIVERS, AND CONCESSIONS. THE PROJECT REQUESTS THE FOLLOWING EXCEPTIONS:1. FRONT YARD SETBACK REDUCTION2. SIDE YARD SETBACK EXCEPTIONTHE PROJECT REQUESTS THE FOLLOWING SITE DEVELOPMENT WAIVER IN ACCORDANCE WITH ZONING REGULATIONS 17.140.070 AND GOVERNMENT CODE 65915(E)(1):1. CREEK SETBACK REDUCTIONTHE PROJECT REQUESTS THE FOLLOWING ALTERNATIVE AFFORDABLE HOUSING INCENTIVES/CONCESSIONS IN ACCORDANCE WITH SZONING REGULATIONS 17.140.070B.1 AND GOVERNMENT CODE 65915(K)(1):1. MAXIMUM BUILDING HEIGHT2. PARKING REDUCTIONSHEET INDEXT1 TITLE SHEETA2 EXISTING SITE SURVEYA3 TOP OF CREEK BANK PER BOB HILL’S DETERMINATION ON 10-03-2019A4 500 YEAR FLOOD PLAIN WITH PROPOSED FOOTPRINTA5 SITE BUILDABLE AREA EXHIBITA6 PROPOSED SITE PLAN & GROUND FLOOR PLANA7 SECOND & THIRD FLOOR PLANSA8 ROOF PLANA9 TYPICAL UNIT PLANSA10 ELEVATIONSA11 SITE SECTIONSA12 COLOR AND MATERIALSA13 DETAIL VIGNETTESA14 TRASH ENCLOSUREA15 PROPOSED BUILDING SIGNAGEA16 SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 6/21A17 SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 12/21C1 CIVIL GRADING AND DRAINAGE PLANC2 STORMWATER CONTROL PLANC3 CIVIL UTILITY PLANL1 LANDSCAPE SITE PLANL2 TREE INVENTORY PLANPROJECT STATISTICSZONINGC-SPARCEL SIZE:0.669 ACRES (29,142 SF)AREA ABOVE TOP OF CREEK BANK0.474 ACRES (20,629 SF)BUILDING GROSS AREA18,489 SFGROUND FLOOR5,171 SFSECOND FLOOR6,659 SFTHIRD FLOOR6,659 SFMAX LOT COVERAGE:75% (21,857 SF)PROPOSED COVERAGE:18% (GROUND FLOOR/PARCEL SIZE)MAX. F.A.R.1.5 (43,713 SF)PROPOSED F.A.R.0.63 (BUILDING GROSS/ PARCEL SIZE)LANDSCAPE AREA: ON-SITE (5,211 SF) + OFF-SITE(2,529@GARIBALDI +481 SF @ORCUTT R.O.W.)TOTAL = 8,221 SFIMPERVIOUS SURFACE: 14,375 SFPERVIOUS SURFACE: 1,043 SFMAX. ALLOWED HEIGHT:35’ ABOVE AVG. EXISTING GRADEMAX. PROPOSED HEIGHT:40’-4” (3-STORY BUILDING)ADDITIONAL 3’-6” HEIGHT EXPECTED DUE TO 500 YEAR FLOOD PLAIN. SEE SHEET A6.YARD SETBACKS REQUIRED PROPOSEDFRONT10’ 10’SIDE5’ 5’CREEK20’ 6’-3” TO MATCH EXISTINGUSE AREAS:RESIDENTIAL37 x STUDIO (315 SF)2 x 1-BED (500 SF)1 x 2-BED MANAGER’S UNIT (800 SF)TOTAL = 13,455 SFLAUNDRY/MECH.338 SFCOMMON SPACE1,000 SFCONSTRUCTION TYPE:TYPE VBSPRINKLEREDNFPA 13ROCCUPANCY TYPER-2VICINITY MAPZONING MAPPARKINGAUTO PARKINGCALCULATION SPACE COUNTPARKING REQUIRED:RESIDENTIAL1 SPACE PER STUDIO & 1-BED X 39 392 SPACES PER MANAGERS UNIT 2COMMERCIAL1 SPACE PER 300 SF (850/300) = 3SUBTOTAL= 44MIXED USE PARKING REDUCTION = 20%44*80% = 35.2 = 36 REQUIREDTOTAL SPACES. PARKING REQUIRED:TOTAL REQUIRED AFTER MIXED USE REDUCTION = 36PARKING PROVIDED:STANDARD (COMMERCIAL)STANDARD (RESIDENTIAL)TANDEM (RESIDENTIAL)TOTAL38819PROPOSED REDUCTION19 PROVIDED/36 REQUIRED = 47%MOTORCYCLE PARKINGREQUIRED(1/20 AUTO SPACES = 44/20 = 2.4 3PROVIDEDDENSITY BONUS LAW CONCESSION0BICYCLE PARKINGPARKING REQUIRED:1 PER DWELLING UNIT PERMUNICIPAL SEC. 17.140.040K.2 AND 2 FOR COMMERCIAL SPACE42SHORT TERM PROVIDED:(COMMERCIAL AND GUESTS) 14LONG TERM PROVIDED:(RESIDENTIAL) 40TOTAL PROVIDED: 54REQUIRED EV READY/CAPABLE25% OF PROVIDED PARKING=19*0.25 =5PROVIDED EV INSTALLED 1PROVIDED EV READY 4SOLAR READYCONDITIONED AREA14,525 SFREQUIRED SYSTEM SIZE50.9 kW PVTYPICAL SOLAR PANEL65”x39”0.54 kW PVTOTAL PANELS REQUIREDREQUIRED SYSTEM SIZE / TYPICAL SOLAR PANEL95 PANELSTOTAL SOLAR READY ROOF REQUIREDREQUIRED SF65”x39” PANELS95 PANELS = 1,672 SFTOTAL SOLAR READYROOF PROVIDED65”x39” PANELS 168 PANELS =3,000 SFDENSITY CALCULATIONSCALCULATION RESULTALLOWED DENSITY UNITS24/ACRE = 0.474(AREA ABOVE TOP OF BANK)*2411.38PROPOSED DENSITY(37) STUDIO*0.5 =(2) 1-BEDROOM*0.5=(1) 2-BEDROOM*1=TOTAL DENSITY UNITS=18.51120.5PROPOSED DENSITY BONUS20.5/11.38 80%LAUREL LNORCUTT RDBROA D S T RAIL R O A D GARIBALD AVE MCMILLAN AVE VEVEVE SITESITEPage 107 of 135 CP=2EL=220.73CP/MAGCP=51EL=224.74CP/SPK WSHRCP=454EL=224.73CP/SCRBXCP=455EL=217.56CP/SCRBXE7E7E5E4E7E7E4FORMER R/W LINEOF736 ORCUTT ROADSAN LUIS OBISPO, CA 93401APN: 053-201-014TOPOGRAPHIC SURVEYREV. NO.DESCRIPTION OF CHANGES DATEPROFESSIONALLANDSU R V E YOR No. 8226ERIC J. ACKERMANAINROFILACFOETATS SEPTEMBER 4, 2019THIS WORK WAS PERFORMED BY ME IN CONFORMANCE WITH THEPROFESSIONAL LAND SURVEYOR'S ACT.SHEET 1 OF 1SCALE: 1" = 10'0 10203040N*FLOOD ZONE MAPNO SCALEZONE LINEN*DRAWING NAME: 000562TOPO01.DWGDATE OF WORK PERFORMED: AUGUST, 2019LAYOUT NAME: 30X42ORIG. DATE: 2019-08-14POINT FILE: 000562CP.CRDDRAWN BY: GWGROMATICI LAND SURVEYING, INC.LOS OLIVOS * GOLETA2432 RAILWAY AVE, SUITES I & J, LOS OLIVOS, CA 93441MAIL: PO BOX 650, LOS OLIVOS, CA 93441805-691-9112 PHONE * 866-610-1045 FAXINFO@GROMATICI.COM * WWW.GROMATICI.COMGARIBALDI AVE.PARCEL INFORMATIONSITESURVEYOR'S NOTESTHIS SURVEY WAS PERFORMED IN AUGUST 2019 AT THE REQUEST OF THE HOUSINGAUTHORITY OF THE COUNTY OF SAN LUIS OBISPO AT A SCALE OF 1" = 20' WITH A 1FOOT CONTOUR INTERVAL. THE BOUNDARY SHOWN HEREON IS NOT A COMPLETEBOUNDARY SURVEY AND IS BASED UPON MINIMAL TIES TO RECORD BOUNDARYINFORMATION. THE WESTERLY LINE OF THE SUBJECT BOUNDARY IS A MEASUREDBOUNDARY LINE, BUT THE INFORMATION SHOWN ALONG THE RIGHT-OF-WAY AND THECREEK IS RECORD DATA ONLY.NO UNWRITTEN RIGHTS HAVE BEEN DEPICTED HEREON OR OPINIONS REGARDINGUNWRITTEN RIGHTS HAVE BEEN NOTED.BASIS OF BEARINGS: THE BASIS OF BEARINGS AND COORDINATES FOR THIS SURVEY ISCCS83(1991.35) BASED UPON STATIC GPS TIES TO THE CITY OF SAN LUIS OBISPOHORIZONTAL CONTROL NETWORK, ADJUSTMENT OF 1999 CONTROL STATIONSNUMBERS 8070 AND 8071 LISTED THEREIN.VERTICAL DATUM AND PROJECT BENCHMARK: THE VERTICAL DATUM FOR THIS SURVEYIS NAVD'88 BASED ON STATIC TIES STATION 74 OF THE CITY OF SAN LUIS OBISPOBENCHMARK SYSTEM, 2019 ADJUSTMENT HAVING AN ELEVAITON OF 216.75'LOCAL BENCHMARK: THE LOCAL BENCHMARK FOR THIS SURVEY IS POINT NO. 455HAVING AN ELEVATION OF 215.56'ALL ELEVATIONS AND DISTANCES SHOWN HEREON ARE IN U.S. SURVEY FEET.R1 = RECORD DATA PER PARCEL MAP FILED IN BOOK 37, PAGE 68 OF PARCEL MAPS.RECORD DATALEGAL DESCRIPTIONALL THAT CERTAIN REAL PROPERTY IN THE COUNTY OF SAN LUIS OBISPO, STATE OFCALIFORNIA, DESCRIBED AS FOLLOWS: PARCEL A OF PARCEL MAPS NO. MS 84-084 INTHE CITY OF SAN LUIS OBISPO, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA,ACCORDING TO MAP RECORDED JULY 18T, 1985 IN BOOK 37, PG 68 OF PARCELMAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.VICINITY MAPNO SCALEUTILITIESCABLE - COX/COMCASTGAS - SOUTHERN CALIFORNIA GASELECTRICITY - SOUTHERN CALIFORNIA EDISONFIBEROPTIC - VERIZONSEWER - CITY OF SAN LUIS OBISPOWATER - CITY OF SAN LUIS OBISPOADDRESS: 736 ORCUTT ROAD, SAN LUIS OBISPO, CA. 93401APN: 053-201-014SIZE: 29,130± SF GROSS, 20,239± NET PER RECORDZONING: SERVICE COMMERCIAL C-S (PER CITY OF SAN LUIS OBISPO ZONING MAP)ADJACENT BOUNDARYMEASURED BOUNDARYGAS METERWATER METERPOWER POLEDOWN SPOUTTREE WITH TRUNK DIAMETERTREE DRIPLINE (ACTUAL SIZE)BRICK SURFACEBUILDINGCONCRETE SURFACESETBACK LINESEASEMENT LINESCENTERLINECHAIN LINK FENCEWOOD FENCELEGAL CENTERLINEBOUNDARY LINERIGHT-OF-WAYOVERHEAD WIRETHESE STANDARD SYMBOLS AND ABBREVIATIONS MAY BE FOUND IN THE DRAWINGLEGENDAC ASPHALTIC CONCRETEAPN ASSESSORS PARCEL NUMBERBC BRASS CAPBFP BACK FLOW PREVENTERBK BOOKBW BACK OF WALKBLK BLOCKCLF CHAIN LINK FENCECONC CONCRETECP CONTROL POINTDI DROP INLETEBOX ELECTRICAL BOXEL ELEVATIONELEC ELECTRICFF FINISH SURFACEFH FIRE HYDRANTFL FLOWLINEFNC FENCEFS FINISH SURFACEGM GAS METERGR GAS RISERHB HOSE BIBICV IRRIGATION CONTROL VALVEIP IRON PIPELP LAMP POSTM MEASUREDMH MANHOLENG NATURAL GROUNDPB PULL BOXPG PAGEPVMT PAVEMENTR RECORD DATARR RAILROAD RAILROW RIGHT OF WAYRD ROOF DRAINRSR RISERSCO SEWER CLEANOUTSMH SEWER MANHOLETRANS TRANSFORMERTC TOP OF CURBVLT VAULTRIGHT-OF-WAYFOUND MONUMENT PER R1SEARCHED; NOTHING FOUND OR SETSET MONUMENTSPOT ELEVATION TICKSPOT ELEVATION TICKSPOT ELEVATION LEADERSPOT ELEVATION AT DECIMALGROMATICI CONTROL ONLYURPDWLFL*Land Surveying, Inc.BOUNDARY DISCLAIMERTHE BOUNDARY LINES SHOWN HEREON ARE FROM PUBLIC RECORDS ONLY THAT MAYINCLUDE PREVIOUS SURVEYS OR SIMPLY THE VESTING DEED. THESE MAY HAVECONSIDERABLE ERRORS IN THEM. THE BOUNDARY LINES SHOWN HEREON ARE NOT BASEDUPON A FIELD SURVEY UNLESS OTHERWISE STATED. ONLY MINIMAL FIELD TIES WEREPERFORMED. THAT MEANS THAT THIS SURVEYOR HAS NOT PHYSICALLY MEASURED EACHCORNER OF THE PARCEL, NOR HAVE INVESTIGATIONS BEEN DONE REGARDING GAPS OROVERLAPS IN OWNERSHIP OR CHAIN OF TITLE RESEARCH. THEY ARE SHOWN FORINFORMATIONAL PURPOSES ONLY.ORCUTT ROADMC. MILLAN AVENUEGARIBALDI AVENUEBROA D S T R E E T ZONE: ZONE "X" - SHADED AND UNSHADED - NOT A HAZARDOUS FLOOD ZONEREQUEST OF: MICHAEL BURKETITLE: DIRECTOR OF CONSTRUCTION AND DEVELOPMENT, HASLOADDRESS:CITY: SAN LIUS OBISPOPHONE: 805-595-1372EMAIL: MBURKE@HASLO.ORGORCUTT ROADTHE FOLLOWING LIST OF EASEMENTS CORRESPONDS TO THE LIST OFEASEMENTS IN THE PRELIMINARY TITLE REPORT DATED FEBRUARY 19, 2015 BYFIRST AMERICAN TITLE COMPANY ORDER NO. 4009-4845555. GROMATICICAN NOT WARRANT OR GUARANTEE THE ACCURACY OR COMPLETENESSOF SAID DOCUMENT.EASEMENT NOTES4. HIGHWAY PLAN LINE AS DISCLOSED BY A MAP FILED IN BOOK 1, PAGE 6OF PLAN LINE MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAIDCOUNTY. SAID PLAN SHOWS A DASHED LINE 42' FROM THE CENTERLINE.THE CURRENT R/W LINE IS 42' FROM THE CENTERLINE. SEE DOCUMENT FORFULL PARTICULARS.5. A 12' WIDE EASEMENT FOR SANITARY SEWER LINE AND INCIDENTALPURPOSES, RECORDED AUGUST 10, 1976 AS BOOK 1915, PAGE 125 OFOFFICIAL RECORDS. THIS EASEMENT AFFECTS THE SOUTHERLY 12' FEET OFTHE LOT, PRIOR TO THE DEDICATION OR WIDENING OF ORCUTT STREET. THEPTR INDICATES THAT THE PROPERTY IS 42' FROM THE CENTERLINE; THIS THISEASEMENT DOES NOT AFFECT US. HOWEVER, OUR SCOPE DID NOTINCLUDE INVESTIGATING IF THERE IS AN UNDERLYING FEE INTO ORCUTTROAD.7. THREE EASEMENTS AS CONTAINED ON PARCEL MAP MS-84-084RECORDED JULY 18, 1985 IN BOOK 37 PAGE 68 OF PARCEL MAPS1.1. A 5' PUBLIC UTILITY EASEMENT1.2. A 10' STREET TREE EASEMENT1.3. A CREEK MAINTENANCE EASEMENT - TO BE MAINTAINED IN IT'SNATURAL STATE WITH RIGHT TO MAKE IMPROVEMENTSE4E5E7SHEDSHEDSHEDSTRUCTURE736 ORCUTT RD.APN 053-201-014736 ORCUTT RD.APN 053-201-03142'20'42'APN 053-201-022APN 053-201-012CREEEKCREEEK1 ADDED LINE AT CREEK BANK 09-04-2019736 ORCUTT ROAD - AFFORDABLE MIXED USEA2#1608-0219 MAY 20221” = 15’-0” (24X36 SHEET)01530 601” = 30’-0” (12X18 SHEET)EXISTING SITE SURVEYPage 108 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEA3#1608-0219 MAY 2022TOP OF CREEK BANK PER BOB HILL’S DETERMINATION ON 10-03-2019 + MINOR REVISION ON 05-18-20221” = 15’-0” (24X36 SHEET)01530 601” = 30’-0” (12X18 SHEET)Page 109 of 135 OF736 ORCUTT ROADSAN LUIS OBISPO, CA 93401APN: 053-201-014TOPOGRAPHIC SURVEYREV. NO.DESCRIPTION OF CHANGES DATETHIS WORK WAS PERFORMED BY ME IN CONFORMANCE WITH THESCALE: 1" = 10'0 10203040NDRAWING NAME: 000562TOPO01.DWGDATE OF WORK PERFORMED: AUGUST, 2019LAYOUT NAME: 30X42ORIG. DATE: 2019-08-14POINT FILE: 000562CP.CRDDRAWN BY: GWGROMATICI LAND SURVEYING, INC.LOS OLIVOS * GOLETA2432 RAILWAY AVE, SUITES I & J, LOS OLIVOS, CA 93441MAIL: PO BOX 650, LOS OLIVOS, CA 93441805 691 9112 PHONE*866 610 1045 FAXPARCEL INFORMATIONSITESURVEYOR'S NOTESTHIS SURVEY WAS PERFORMED IN AUGUST 2019 AT THE REQUEST OF THE HOUSINGAUTHORITY OF THE COUNTY OF SAN LUIS OBISPO AT A SCALE OF 1" = 20' WITH A 1FOOT CONTOUR INTERVAL. THE BOUNDARY SHOWN HEREON IS NOT A COMPLETEBOUNDARY SURVEY AND IS BASED UPON MINIMAL TIES TO RECORD BOUNDARYINFORMATION. THE WESTERLY LINE OF THE SUBJECT BOUNDARY IS A MEASUREDBOUNDARY LINE, BUT THE INFORMATION SHOWN ALONG THE RIGHT-OF-WAY AND THECREEK IS RECORD DATA ONLY.NO UNWRITTEN RIGHTS HAVE BEEN DEPICTED HEREON OR OPINIONS REGARDINGUNWRITTEN RIGHTS HAVE BEEN NOTED.BASIS OF BEARINGS: THE BASIS OF BEARINGS AND COORDINATES FOR THIS SURVEY ISCCS83(1991.35) BASED UPON STATIC GPS TIES TO THE CITY OF SAN LUIS OBISPOHORIZONTAL CONTROL NETWORK, ADJUSTMENT OF 1999 CONTROL STATIONSNUMBERS 8070 AND 8071 LISTED THEREIN.VERTICAL DATUM AND PROJECT BENCHMARK: THE VERTICAL DATUM FOR THIS SURVEYIS NAVD'88 BASED ON STATIC TIES STATION 74 OF THE CITY OF SAN LUIS OBISPOBENCHMARK SYSTEM, 2019 ADJUSTMENT HAVING AN ELEVAITON OF 216.75'LOCAL BENCHMARK: THE LOCAL BENCHMARK FOR THIS SURVEY IS POINT NO. 455HAVING AN ELEVATION OF 215.56'ALL ELEVATIONS AND DISTANCES SHOWN HEREON ARE IN U.S. SURVEY FEET.R1 = RECORD DATA PER PARCEL MAP FILED IN BOOK 37, PAGE 68 OF PARCEL MAPS.RECORD DATALEGAL DESCRIPTIONALL THAT CERTAIN REAL PROPERTY IN THE COUNTY OF SAN LUIS OBISPO, STATE OFCALIFORNIA, DESCRIBED AS FOLLOWS: PARCEL A OF PARCEL MAPS NO. MS 84-084 INTHE CITY OF SAN LUIS OBISPO, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA,ACCORDING TO MAP RECORDED JULY 18T, 1985 IN BOOK 37, PG 68 OF PARCELMAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.VICINITY MAPNO SCALEUTILITIESCABLE - COX/COMCASTGAS - SOUTHERN CALIFORNIA GASELECTRICITY - SOUTHERN CALIFORNIA EDISONFIBEROPTIC - VERIZONSEWER - CITY OF SAN LUIS OBISPOWATER - CITY OF SAN LUIS OBISPOADDRESS: 736 ORCUTT ROAD, SAN LUIS OBISPO, CA. 93401APN: 053-201-014SIZE: 29,130± SF GROSS, 20,239± NET PER RECORDZONING: SERVICE COMMERCIAL C-S (PER CITY OF SAN LUIS OBISPO ZONING MAP)ADJACENT BOUNDARYMEASURED BOUNDARYGAS METERWATER METERPOWER POLEDOWN SPOUTTREE WITH TRUNK DIAMETERTREE DRIPLINE (ACTUAL SIZE)BRICK SURFACEBUILDINGCONCRETE SURFACESETBACK LINESEASEMENT LINESCENTERLINECHAIN LINK FENCEWOOD FENCELEGAL CENTERLINEBOUNDARY LINERIGHT-OF-WAYOVERHEAD WIRETHESE STANDARD SYMBOLS AND ABBREVIATIONS MAY BE FOUND IN THE DRAWINGLEGENDAC ASPHALTIC CONCRETEAPN ASSESSORS PARCEL NUMBERBC BRASS CAPBFP BACK FLOW PREVENTERBK BOOKBW BACK OF WALKBLK BLOCKCLF CHAIN LINK FENCECONC CONCRETECP CONTROL POINTDI DROP INLETEBOX ELECTRICAL BOXEL ELEVATIONELEC ELECTRICFF FINISH SURFACEFH FIRE HYDRANTFL FLOWLINEFNC FENCEFS FINISH SURFACEGM GAS METERGR GAS RISERHB HOSE BIBICV IRRIGATION CONTROL VALVEIP IRON PIPELP LAMP POSTM MEASUREDMH MANHOLENG NATURAL GROUNDPB PULL BOXPG PAGEPVMT PAVEMENTR RECORD DATARR RAILROAD RAILROW RIGHT OF WAYRD ROOF DRAINRSR RISERSCO SEWER CLEANOUTSMH SEWER MANHOLETRANS TRANSFORMERTC TOP OF CURBVLT VAULTRIGHT-OF-WAYFOUND MONUMENT PER R1SEARCHED; NOTHING FOUND OR SETSET MONUMENTSPOT ELEVATION TICKSPOT ELEVATION TICKSPOT ELEVATION LEADERSPOT ELEVATION AT DECIMALGROMATICI CONTROL ONLYBOUNDARY DISCLAIMERTHE BOUNDARY LINES SHOWN HEREON ARE FROM PUBLIC RECORDS ONLY THAT MAYINCLUDE PREVIOUS SURVEYS OR SIMPLY THE VESTING DEED. THESE MAY HAVECONSIDERABLE ERRORS IN THEM. THE BOUNDARY LINES SHOWN HEREON ARE NOT BASEDUPON A FIELD SURVEY UNLESS OTHERWISE STATED. ONLY MINIMAL FIELD TIES WEREPERFORMED. THAT MEANS THAT THIS SURVEYOR HAS NOT PHYSICALLY MEASURED EACHCORNER OF THE PARCEL, NOR HAVE INVESTIGATIONS BEEN DONE REGARDING GAPS OROVERLAPS IN OWNERSHIP OR CHAIN OF TITLE RESEARCH. THEY ARE SHOWN FORINFORMATIONAL PURPOSES ONLY.ORCUTT ROADMC. MILLAN AVENUEGARIBALDI AVENUEBROA D S T R E E T REQUEST OF: MICHAEL BURKETITLE: DIRECTOR OF CONSTRUCTION AND DEVELOPMENT, HASLOADDRESS:CITY: SAN LIUS OBISPOPHONE: 805-595-1372EMAIL: MBURKE@HASLO.ORGTHE FOLLOWING LIST OF EASEMENTS CORRESPONDS TO THE LIST OFEASEMENTS IN THE PRELIMINARY TITLE REPORT DATED FEBRUARY 19, 2015 BYFIRST AMERICAN TITLE COMPANY ORDER NO. 4009-4845555. GROMATICICAN NOT WARRANT OR GUARANTEE THE ACCURACY OR COMPLETENESSOF SAID DOCUMENT.EASEMENT NOTES4. HIGHWAY PLAN LINE AS DISCLOSED BY A MAP FILED IN BOOK 1, PAGE 6OF PLAN LINE MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAIDCOUNTY. SAID PLAN SHOWS A DASHED LINE 42' FROM THE CENTERLINE.THE CURRENT R/W LINE IS 42' FROM THE CENTERLINE. SEE DOCUMENT FORFULL PARTICULARS.5. A 12' WIDE EASEMENT FOR SANITARY SEWER LINE AND INCIDENTALPURPOSES, RECORDED AUGUST 10, 1976 AS BOOK 1915, PAGE 125 OFOFFICIAL RECORDS. THIS EASEMENT AFFECTS THE SOUTHERLY 12' FEET OFTHE LOT, PRIOR TO THE DEDICATION OR WIDENING OF ORCUTT STREET. THEPTR INDICATES THAT THE PROPERTY IS 42' FROM THE CENTERLINE; THIS THISEASEMENT DOES NOT AFFECT US. HOWEVER, OUR SCOPE DID NOTINCLUDE INVESTIGATING IF THERE IS AN UNDERLYING FEE INTO ORCUTTROAD.7. THREE EASEMENTS AS CONTAINED ON PARCEL MAP MS-84-084RECORDED JULY 18, 1985 IN BOOK 37 PAGE 68 OF PARCEL MAPS1.1. A 5' PUBLIC UTILITY EASEMENT1.2. A 10' STREET TREE EASEMENT1.3. A CREEK MAINTENANCE EASEMENT - TO BE MAINTAINED IN IT'SNATURAL STATE WITH RIGHT TO MAKE IMPROVEMENTSSHEDSHEDSHEDSTRUCTURE736 ORCUTT RD.APN 053-201-014736 ORCUTT RD.APN 053-201-031APN 053-201-022APN 053-201-012PROPOSED OO PRINPROPOSED OO PRIN50 ORCU ROAD A ORDABLE SPECIAL NEEDS00 E R NE736 ORCUTT RD.TT RAPN 053-201-03153-2PROPROPOSPOSED ED OOOOPRPRININPROPROPOSPOSED ED PRPRPRPRPRPRPRPRPROPROPROPROPROPROPROPROPROPROPROPROPROPROPROPROROROROROPPROROPPROROPPROROPPROROPPOOPOPOOOPOPOOOPOPOOOPOPOPOPOPOPOPOPOPOSPOSPOSPOSOOPOPOSSED ED SSED ED ROROPROPROPPPROPROPPROROPPROROPPPROPROED ED PROPROPOSPOSED ED PPPOSPOSEDEDOOOOPRPRININOOOOOOOOOOOOPPOOPPOOPPOOOOPPOOPPPRPRPRPROOOOOOOOOOOOOOOOPRPRININ736 ORCUTT ROAD - AFFORDABLE MIXED USEA4#1608-0219 MAY 2022500 YEAR FLOOD PLAIN WITH PROPOSED FOOTPRINT1” = 15’-0” (24X36 SHEET)01530 601” = 30’-0” (12X18 SHEET)Page 110 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEA5#1608-0219 MAY 20221/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)SITE BUILDABLE AREA EXHIBITEXISTING STRUCTURE TO PRESERVESITE BUILDABLE AREA = 7,416SF7,416 /29,142 = 25% OF SITE = BUILDABLE AREA15’ UPPER STORY SETBACK1555555515555555551555515UPUPUPUPUPPUPERRPERPERPERTSTSTSTSTTTTSTTTTTSTTTTTTTTTTTTTTORYORYYYYORYYORYRYYORYORYYOROROROROROROOOOOSESESESESESESEESEESSSSTBATBATBATBATBBTBTBTTKCKKCKCKCKCKCKCKC10’ FRONT SETBACK (MATCHES P.U.E.)10’ SIDE SETBACK1010101010SISISISIIISIIIISSDEDEDEDDEDEDEDEDEDEDEEDDEE DEEEDEESETSETSETSETSETBACBACBACBACACCCCCCCBACACCCCKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKKK5’ SIDE SETBACK20’ CREEK SETBACK6’-3” MATCHING EXISTING DISTURBANCE/STRUCTURE20’-0”MIN DISTANCE FROM EXISTING STRUCTURE20’-0”MIN DISTANCE FROM EXISTING STRUCTUREPage 111 of 135 42’-0”(42/188 = 22% OF STREET FACING PROPERTY LINE)ARCHITECTURAL EXTERIOR LIGHTINGSHELTER LED WALL SCONCE1324-BK-LED SATIN BLACKHINKLEY LIGHTING DARK SKY COMPLIANT14 COUNT736 ORCUTT ROAD - AFFORDABLE MIXED USEA6#1608-0219 MAY 20221” = 10’-0” (24X36 SHEET)01020 401” = 40’-0” (12X18 SHEET)PROPOSED SITE PLAN & GROUND FLOOR PLAN5’ SIDE SETBACK10’ FRONT SETBACK6’ - 3” SETBACK MATCHING EXISTING HOUSE SETBACK20’ CREEK SETBACKCOMMON OUTDOOR AREA19 PARKING STALLS11-STANDARD8-TANDEM(3 EV INSTALLED, 2 EV READY)ORCUTT ROADGARIBALDI AVEEVREADYEVREADYEVREADYEVREADYVVVVVVVVVYYYYYYYYYYYYEVINSTALLEDOPEN CORRIDORELEV.STAIRSTAIRR.R.ELEVLLLEVVVV.JAN.CL.RELECTRICAL ROOMFIRE RISER ROOMMECH.RTEEEEEEEE120 SFLNDRYLNDRYELEELELELLEEECTECTCTCTTELEELELECELELEEELEELEELEEELELELELLRICARICALRICALRICALRICALLRRROROOMBIKE STORAGEx24BIKE STORAGEx16BIKE PARKINGx7BIKE PARKINGx7EXISTING COMMERCIAL TO REMAIN850 SF1,000 SFCOMMON315 SFSTUDIOS500 SF 1-BED103’-11”61’-1”29’-0”10’-0”38’ -6”194’ OVERALL BUILDING LENGTHOO188’-0”5’-0”Page 112 of 135 120 SF LAUNDRYEXTERIOR CORRIDOR315 SFSTUDIOS500 SF 1-BED800 SF 2-BEDAAAAAAAAAAAAAAAAAAAAAUNUUUUUUUUUNUNUUUUNNUUNUNUNNUUNUNNNUNUNNNNNNUUNUNUUNUUNNNUUUUUUNUNUNUUNUUUNUNUNNUUNNUNNNNNUUNNNNUUNNNNNNNUUUUUUNNNNUUUUUUNNNNNUDRDDRDRDDDRRRDRDRDRRRRDRDDRDRDDRRRDRDRDRDRDRDRDDRDRDRDDRDRDRDDDDRRDRDRDRDRRYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYYOPEN CORRIDOREXTERIOR CORRIDOR315 SFSTUDIOS500 SF 1-BEDOPEN CORRIDOR736 ORCUTT ROAD - AFFORDABLE MIXED USEA7#1608-0219 MAY 20221 1 0 2 3 S EET011 1 1 0 12 1 S EETSECOND & THIRD FLOOR PLANSSECOND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)2Page 113 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEA8#1608-0219 MAY 20221/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)ROOF PLAN8:123:123:120.25:12MECH WELLEXISTING HOUSE0.25:120.25:123:123:123:126.5:126.5:126:124:128:123:123:123:123:123:123:123:126:124:12Page 114 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEA9#1608-0219 MAY 20221 1 0 2 3 S EET011 1 1 0 12 1 S EETTYPICAL UNIT PLANSSTUDIO UNIT320 SF1-BED UNIT515 SF2-BED UNIT800 SFPage 115 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEA10#1608-0219 MAY 20221/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)ELEVATIONSNORTH ELEVATION1/8" = 1'-0" (24 X 36 SHEET)3WEST ELEVATION1/8" = 1'-0" (24 X 36 SHEET)1EAST ELEVATION1/8" = 1'-0" (24 X 36 SHEET)2SOUTH ELEVATION1/8" = 1'-0" (24 X 36 SHEET)40’-0” (220’-6” FF)3’-0” (223’-6” FF)13’-5” (233’-11” FF)23’-10” (244’-4” FF)35’ ABOVE AVG. GRADE (257’-3”)35’ ABOVE AVG. GRADE (257’-3”)GROUND LEVELGROUND LEVELSECOND FLOORTHIRD FLOORMAX HEIGHT (222’-3”)(222'-3”)(222'-3”)AVG. EXISTING GRADEAVG. NATURAL GRADEAVG. NATURAL GRADEMAX ALLOWABLEMAX ALLOWABLEHEIGHT CALC:LOW POINT: 221.1’HIGH POINT: 223.3’AVG. NATURAL GRADE (A.N.G.): (221.1' + 223.3’) / 2 = 222.2'MAX GRADE HEIGHT ALLOWED = 222.2’ + 35’ = 257.2’MAX GRADE HEIGHT PROPOSED = 261.5’ - 257.2’ = 4.3’ OVER HEIGHT ALLOWEDNOTE: REQUESTED VARIANCE OF 3.6’ DUE TO 500’ FLOOD PLAIN FINISH FLOOR REQUIREMENTS AND AS A RESULT OF PROPER ARCHITECTURAL CHARACTER PER CONTEXT0’-0” (220’-6” FF)GROUND LEVEL13’-5” (233’-11” FF)23’-10” (244’-4” FF)41’-0”(261’-6” = 39.25’ FROM A.N.G.)SECOND FLOORTHIRD FLOORMAX HEIGHT13-4” (233'-10” FF)13’-4” (233'-10” FF)3’-0” (223'-6” FF)222'-3”23’-8” (244’-2”) FF)23’-8” (244'-2” FF)35’ ABOVE AVG. NATURAL GRADE (257’-3”)35’ ABOVE AVG. NATURAL GRADE (257’-3”)41’-0”(261’-6” = 39.25’ FROM A.N.G.)41’-0”(261’-6” = 39.25’ FROM A.N.G.)SECOND FLOORSECOND FLOORGROUND FLOORAVG. NATURAL GRADETHIRD FLOORTHIRD FLOORMAX ALLOWABLEMAX ALLOWABLEMAX HEIGHT - 4.25’ HEIGHT EXCEPTION REQUESTP.L. P.L.5’-0” SIDE SETBACK4.25’4.25’4’-0” UPPER SIDE SETBACK4’-0” UPPER SIDE SETBACKR-4 SETBACK PLANE LINE. EXCEPTION REQUEST PER PROJECT DESCRIPTION. R-4 SETBACK PLANE LINE. EXCEPTION REQUEST PER PROJECT DESCRIPTION. 5’-0” SIDE SETBACKMAX HEIGHT - 4.25’ HEIGHT EXCEPTION REQUESTP.L.P.L.10’-0” FRONT SETBACK10’-0” FRONT SETBACK41’-0”(261’-6” = 39.25’ FROM A.N.G.)Page 116 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEA11#1608-0219 MAY 20221/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)SITE SECTIONSCROSS SECTION THROUGH DOUBLE LOADED HALL1/8" = 1'-0" (24 X 36 SHEET)2CROSS SECTION THROUGH COVERED PARKING1/8" = 1'-0" (24 X 36 SHEET)1STUDIOSTUDIOCOVERED PARKINGCOMMONSPACEHALLHALL2’-0” (222’-6” FF)13’-4” (233’-10” FF)23’-8” (244’-2” FF)PARKING F.F. @ SECTION CUTSECOND FLOOR.THIRD FLOORGARIBALD AVEGARIBALD AVESTUDIO STUDIOSTUDIO 2-BEDSTUDIO STUDIOHALLHALLHALL35’ ABOVE AVG. GRADE (257’-3”)MAX ALLOWABLE40’-4” (260’-10”)MAX HEIGHT3’-0” (222’-6” FF)13’-4” (233’-10” FF)23’-8” (244’-2” FF)GROUND F.F. @ SECTION CUTSECOND FLOOR.THIRD FLOOR35’ ABOVE AVG. GRADE (257’-3”)MAX ALLOWABLE40’-4” (260’-10”)MAX HEIGHTPage 117 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEA12#1608-0219 MAY 20221/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)COLOR AND MATERIALSABCDFEJGKHWINDOW TRIM & BRACKETSSW 7069 IRON OREACCENT ROOFINGMCELROY STANDING SEAMMEDIUM BRONZEPRIMARY ROOFINGGAF ROOFING TIMBERLINE HDPEWTER GRAYFASCIA BOARDSW 6129 RESTRAINED GOLDCORRUGATED METAL SIDINGPAC CLAD SLATE GRAYACCENT SIDINGALLURA FIBER CEMENT HORIZONTAL SIDING 6” LAPCEDAR COLORPLASTERMERLEX STUCCOEL DORADO P-6 COLORPRIMARY SIDINGFIBER CEMENT HORIZONTAL SIDING 9” LAPSW 6537 LUXE BLUELIGHTINGSHELTER LED WALL SCONCE1324-BK-LED SATIN BLACKHINKLEY LIGHTINGLAP SIDING CORNER TRIMXTREME TRIMBLACK COLORAABBFFDDCCEEJKKHHJGGPage 118 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEA13#1608-0219 MAY 20221/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)DETAIL VIGNETTESACCENT SIDING DETAIL3FARMHOUSE GABLE DETAIL2COMMON SPACE ENTRANCE DETAIL1WOOD-LOOK FIBERGLASS GABLE ACCENTSOLAR PANELSSOLAR PANELS ON ROOFSTANDING SEAM ACCENT ROOFDECORATIVE METAL TRUSS BRACKETWOOD-LOOK METAL GUARDRAILSPOWDERCOATED METAL BRACEWOOD-LOOK FIBER CEMENT SIDINGWINDOW BOX W/ KINETIC METAL ARTWOOD-LOOK FIBERGLASS RAIL DETALACCENT WOOD-LOOK METAL PANELSMETAL SUSPENSION CABLEMETAL RAISED LETTER SIGNAGESUSPENDED METAL AWNINGSCONCE LIGHT FIXTUREPARAPET CAPCORRUGATED METAL SIDINGMETAL WINDOW HEADERSTREET-FACING STOREFRONTPRECAST CAPPLASTER WAINSCOT BASEPage 119 of 135 0’-0” FF12'-0”14'-0”9’-6”GROUND LEVELTOP OF TRUSSMAX HEIGHTTOP OF PLASTER736 ORCUTT ROAD - AFFORDABLE MIXED USEA14#1608-0219 MAY 20221/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)TRASH ENCLOSUREPLAN VIEW1WOOD-LOOK FIBERGLASS LOUVERSSTANDING SEAM ACCENT ROOFPOWDERCOATED METAL BRACESCONCE LIGHT FIXTUREPLASTER FINISH6’ WIDE METAL DOUBLE ACCESS DOORSDETAIL VIGNETTE2ELEVATION A1/2" = 1'-0" (24 X 36 SHEET)3ELEVATION B1/2" = 1'-0" (24 X 36 SHEET)4TRASH 4 YARD CONTAINER58” X 84”RECYCLING 4 YARD CONTAINER58” X 84”ORGANICS65 GALLONORGANICS65 GALLON16’ - 0”9’ - 0” WIDE GATE12’ 6” 5’ 6” STORAGE DEPTH5’ 6” AISLE DEPTH66” WIDE INTERIOR ACCESS AREA1/2" = 1'-0" (24 X 36 SHEET)Page 120 of 135 EAST ELEVATION1/8" = 1'-0" (24 X 36 SHEET)2SOUTH ELEVATION1/8" = 1'-0" (24 X 36 SHEET)4736 ORCUTT ROAD - AFFORDABLE MIXED USEA15#1608-0219 MAY 20221 1 0 2 3 S EET011 1 1 0 12 1 S EETPROPOSED BUILDING SIGNAGEPROJECT SIGN 1WAYFINDING 1WAYFINDING 2PROJECT SIGN 2RAISED CHANNEL ADDRESS SIGN (1.33’X 9’ = 12 SF)RAISED CHANNEL ADDRESS SIGN (1.33’X 9' = 12 SF)RAISED CHANNEL SIGN (1.33’X14' = 19 SF)WALL SIGN (1.5’X18' = 27 SF)Proposed Sign StatisticsOrcutt Street (2 Project Signs - no illumination ) Raised Channel Sign (1) 19 S.F. Wall Sign (1) 27 S.F. Total SF allowed in C-S zone = 200 SF and 2 Signs. Signs Proposed: 46 SF and 2 Signs,QWHUQDOWR3URMHFW:D\ÀQGLQJ$GGUHVV6LJQVRaised Channel Signs (2) 24 S.F. total Page 121 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEA16#1608-0219 MAY 2022SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 6/21EXISTING (YELLOW) - 6-21 @ 9 AM1EPROPOSED (MAGENTA) - 6-21 @ 9 AM1PEXISTING (YELLOW) - 6-21 @ NOON2EPROPOSED (MAGENTA) - 6-21 @ NOON2PEXISTING (YELLOW) - 6-21 @ 3 PM3EPROPOSED (MAGENTA) - 6-21 @ 3 PM3PPage 122 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEA17#1608-0219 MAY 2022SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 12/21EXISTING (YELLOW) - 12-21 @ 9 AM1EEXISTING (YELLOW) - 12-21 @ NOON2EPROPOSED (MAGENTA) - 12-21 @ NOON 2PEXISTING (YELLOW) - 12-21 @ 3 PM3EPROPOSED (MAGENTA) - 12-21 @ 3 PM3PPROPOSED (MAGENTA) - 12-21 @ 9 AM1PPage 123 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEC1#1608-0219 MAY 20221 10 0 2 3 S EET010201 20 0 12 1 S EETCIVIL GRADING AND DRAINAGE PLANPage 124 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEC2#1608-0219 MAY 20221 10 0 2 3 S EET010201 20 0 12 1 S EETSTORMWATER CONTROL PLANPage 125 of 135 CONFIRMED WITH PUBLIC WORKS THAT EXISTING LINE IS 4”736 ORCUTT ROAD - AFFORDABLE MIXED USEC3#1608-0219 MAY 20221 10 0 2 3 S EET010201 20 0 12 1 S EETCIVIL UTILITY PLANPage 126 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEL1#1608-0219 MAY 20221 10 0 2 3 S EET010201 20 0 12 1 S EETLANDSCAPE SITE PLANPage 127 of 135 736 ORCUTT ROAD - AFFORDABLE MIXED USEL2#1608-0219 MAY 2022TREE INVENTORY PLANPage 128 of 135 736 Orcutt Road Affordable Mixed Use Project Narrative 736 Orcutt Road Affordable Mixed‐Use is a housing project consisting of 39 units of low‐income affordable housing, 1 managers unit, 1,000 SF Community Space, and 850 SF existing commercial space to remain. This project is proposing an 80% Density Bonus and will be requesting two exceptions, one site development waiver, and two incentives/concessions as outlined below. The project has chosen “All‐Electric” building design to meet REACH code compliance for the residential portion of the project but maintains a mixed fuel status as it relates to the existing commercial use. The project requests the following exceptions; 1. Front Yard Setback Reduction. The project is located in the C‐S zone where a front setback of 10 feet is required for buildings less than 20 feet in height, and a 15‐foot setback for structures that are greater than 20 feet in height (17.36.020). The project is proposed with a maximum height of approximately 40 feet along the front yard. In accordance with Zoning Regulations Section 17.70.170.D.2.a, the project is requesting an exception to the Upper story Front Yard setback of 15’ to be reduced to 10’. This request is necessary to accommodate the affordable housing project at the requested density threshold and is appropriate because; a. It is consistent with the intent of these Zoning Regulations and applicable General Plan policies since the proposed building represents only 28% of the front property line length (please see site plan for dimensions and calculations). As a result, the intent of the Zoning regulations is met since the proposed building design does not overtly crowd and thus overly shade the facing street and public space; b. It is consistent with or an improvement to the character of the neighborhood or zone as the project provides a historically and contextually appropriate building style and presence at the street instead of a parking lot. The residential Page 129 of 135 neighbors on the other side of the street/creek (within 150’ or proposed project) are also three stories and approximately 40’ tall and yet sit within 5’ of the sidewalk. This is double that distance from the public sidewalk and solidifies that this exception is aligned with the character of the neighborhood. c. The project setback at 10’ instead of 15’ will not create any potential adverse effects on surrounding properties such as, but not limited to, traffic, vehicular and pedestrian safety, noise, visual and scale, and lighting. This is affirmed through the justifications to the above findings i.e. given it’s orientation to the street, the project will not overtly shade facing street, furthermore since the proposed project massing leaves 72% of street facing property line with more than 36.5’ setback from street it essentially creates an average setback along street face of 29’ that is nearly double the required 15’ setback for upper stories. Essentially the goals and intent of the zoning is achieved. (Please see site plan for dimensions and calculations). d. The site characteristics and existing improvements make strict adherence to the Zoning Regulations impractical or infeasible as only 37% of the site becomes buildable area, that number drops to 25% buildable area when including the preservation of the existing structure. See “Site Buildable Area Exhibit” 2. Side Yard Setback Exception. The property is located adjacent to the R‐3 zone, in accordance with SECTION 17.36.020, projects within the C‐S zone shall provide a side yard setback consistent with the requirements of the adjacent zone. The project is subject to a 10‐foot side yard setback along the west property line for structures that are 35 feet in height. the project proposes a minimum setback of 5 feet along the west property line where a varying setback up to 10 feet would normally be required. In accordance with section 17.70.170.D.2.e. The project is requesting this exception because the adjacent property that is located in the R‐3 zone is limited to a drive aisle, and the setback reduction will have no impact on any structures within the R‐3 zone. Furthermore, the setback exception is appropriate because; Page 130 of 135 a. The portion of the property that will be shaded by the expected development will not be developed since it is an existing and required fire lane and thus will not be deprived of reasonable solar exposure now or in the future. b. Given the orientation of the project, the adjacent property street area will only be shaded by the proposed structure in the morning hours. Thus the exception is of a minor nature, involving an insignificant portion of total available solar exposure. Please see added Solar Shade Study comparing existing solar access to proposed project resulting solar access. c. Per the shade study, the adjacent property’s access to sunlight will actually be improved since the proposed project will be half the height of existing invasive eucalyptus trees at property’s edge. The height, size, and combined canopy of these invasive trees represent an area where existing use of solar energy is generally infeasible because of the tree’s existing shading; d. The portion of the adjacent property that will receives the resulting shade is a private street; e. There are no significant fire protection, emergency access, privacy or security impacts are likely to result from the exception. The project is requesting the following site development waiver in accordance with Zoning Regulations 17.140.070 and government Code 65915(e)(1); 1. Creek Setback Reduction. The property is located adjacent to Bishop Creek along the north and east property lines. Zoning Regulations Section 17.70.030.E requires a 20 foot setback from the top of bank. the project has been designed with a 6’‐3” setback from the top of bank where 20 feet would normally be required (this request also includes the upper story setback where an additional 10 foot setback is required for the third and fourth stories – 17.70.030.E.3). In accordance with Government Code 65915(E)(1), the project is requesting a waiver from these development standards, as compliance with the full 20 foot setback would physically prevent the project from being built with the requested density bonus, due to the odd shape of the lot, and limited developable area of the property due to the constraints of the creek along two of the site property lines, Page 131 of 135 and the desire to retain the existing structure. This waiver will not result in any specific adverse impacts to public health or safety as the proposed creek setback matches the existing development and existing site disturbance on the property, and a biological resource survey has been provided with recommendations to address sensitive development within the creek setback area. The project is requesting a waiver from the development standards under gov. section 65915(E)(1) and is not subject to the required findings under Zoning Regulations 17.70.030.f.4.c. however, a response to the required findings has been provided below to provide further justification of this development waiver; a. Because the proposed design is matching the extent of the existing site disturbance footprint and because the proposed project’s orientation on the site will not create any additional shading to the existing creek (see Shade Study), the location and design of the feature receiving the exception will minimize impacts to scenic resources, water quality, and riparian habitat, including opportunities for wildlife habitation, rest, and movement; and b. The exception will not limit the City’s design options for providing flood control measures that are needed to achieve adopted City flood policies; and c. The exception will not prevent the implementation of City‐adopted plans, nor increase the adverse environmental effects of implementing such plans; and d. Given the sharp triangular shape of the site, the desire to preserve the existing structure, and the substantial existing site disturbance; there are unique circumstances such that when this creek setback is combined with such circumstances only 25% of the site represents a buildable area – this does not apply generally to land in the vicinity with the same zoning, and if fully applied as prescribed would deprive the property of privileges enjoyed by other property in the vicinity with the same zoning; (Please see site plan for dimensions and calculations). e. Given the existing site development and disturbance that the proposed feature is adhering to, the exception will not constitute a grant of special privilege or an entitlement inconsistent with the limitations upon other properties in the vicinity with the same zoning; this can contextually be verified given the adjacent Page 132 of 135 neighbors also have paved parking areas and existing structures within similar distances from the Acacia Creek. f. Since all of the adjacent properties are developed and whose adjacent function is utilitarian in nature (private driveway/fire lane) it is evident that such an exception will not be detrimental to the public welfare or injurious to other property in the area of the project or downstream; and g. To expand upon the reasons stated above, Site development cannot be feasibly accomplished with a redesign of the project as the current design has been strictly reduced to match existing site disturbance; and h. Redesign of the project would deny the property owner reasonable use of the property in accordance with the requested density bonus under government code 65915. The project is requesting the following alternative affordable housing incentives/concessions in accordance with Zoning Regulations 17.140.070B.1 and government Code 65915(k)(1); 1. Maximum Building Height. The project is located within the C‐S zone which allows for a maximum height of 35 feet (17.36.020). The project has been designed with a maximum height of 39.25’ from the average natural grade of the property. In accordance with the government code 65915(K)(1), the project is requesting an alternative incentive from this development standard, to allow a maximum height of 39.25’ above average natural grade. Compliance with the 35 foot maximum height would result in a flat roof design of the project, which could be considered as incompatible with the existing structure on the property. Redesigning the project with a flat roof system would inhibit additional costs on the project, which may include a historical resource evaluation for incompatible architectural styles for the existing structure, as well as costs associated with redesign. Full compliance with the maximum building height would result in approximately $40,000 of professional fees to accomplish the redesign, resulting evaluations, and necessary additional discretionary hearings/review by the cultural heritage committee. This alternative incentive will not result in any specific adverse impacts to public health or safety as the request for additional height is specific to architectural features of the Page 133 of 135 project, and the project’s mass will not affect any existing structures in the vicinity due to the existing slope of the lot, the existing creek to the north and east, the existing private driveway to the west, and Orcutt Road to the south. Additionally, it is important to consider that the project finish floor was required to be raised by 3’‐0” in order to keep the project above the FEMA 500 year flood zone. This additional 3’‐0” of raised finish floor represents over 70% of the requested 4.25’ height exception request. Please see sheet A9 for elevations with height calculations, average natural grade calculations, and dimensions/level lines above allowed height to aid this evaluation. 2. Parking Reduction. In accordance with Zoning Regulations Section 17.72.030 and 17.140.040.K, the project requires thirty‐six (36) parking spaces on site. The project provides eleven (11) parking spaces on site, with an additional eight (8) parking spaces provided in tandem, for a total of nineteen (19) parking spaces on site. In accordance with Government Code 65915(K)(1), the project is requesting an alternative incentive from this development standard, to allow a 47% parking reduction from the required on‐site parking. As full compliance with the parking requirement would result is infeasible development given site constraints, lot shape, dimensional width that is too narrow for a double loaded parking corridor, and provide for the requested density bonus. It is further noted that it has been documented that affordable housing uses generate lower trips than market rate housing. Similarly, the Office of Planning and Research’s, Technical Advisory on Evaluating Transportation Impacts in CEQA, recommends a less than significant vehicle miles traveled presumption for affordable housing uses since “[a]dding affordable housing to infill locations generally improves jobs‐housing match, in turn shortening commutes and reducing VMT.” This evidence of lower trips and vehicle miles traveled further supports reduced parking. A project consisting of a high percentage of affordable housing (greater than 50%) may be assumed to cause a less‐than‐significant impact on VMT. This is directly supported in the provided report from CALTRANS titled “Affordable Housing Trip Generation Strategies and Rates”. Per the report “The PM peak rate is more commonly used to assess transportation impacts and based upon the PM rates, affordable housing sites Page 134 of 135 generate 35% fewer motorized vehicle trips, on average than would be predicted using ITE data” Specifically, it shows that the ITE parking rate for affordable housing projects is 0.53 per unit, which when applied to this project results in 21.2 parking spaces for the residential and 2.8 parking spaces for the commercial. This reveals a peak parking demand of 20‐21 spaces for the site between 10:00 pm and 5:00 am. Therefore, the project’s proposed 19 spaces is only a deficiency of 2 spaces in the late evening hours, or a 10% reduction, from the 21 parking spaces at peak demand as supported by this report and thus this exception will not result in an adverse impact. Furthermore, with the project’s provision surplus of 12 additional bicycle storage spaces it is providing 128% of what is required for bicycle parking. Per Section 17.72.050.F the project is allowed to reduce the required parking (in this case ITE required) by two vehicle spaces when it provides 10 bicycle parking spaces beyond what is required. When applying this reduction, the parking on the site has justified its count of 19 spaces by providing a means and method to make up the two parking spaces short per the ITE peak demand calculation. Furthermore, this request for a parking reduction for a development on this small site with very unique and confining circumstances that make a typical 60’ wide parking lot infeasible, directly responds to the General Plan and its Evaluation of Development Capacity for suitable sites near public transit. This project’s site has access to two public transit stops all along maintained public sidewalks – Broad street Transit stop located in front of the Staples Business park is within 750’ of the project, and the next adjacent transit stop is within 1,000’ as one walks East on Orcutt Street and utilizes the new Duncan/Orcutt traffic‐signaled protected pedestrian crosswalk. Given that the General Plan advocates for alternative modes of transportation and specifically single occupant vehicular travel, as stated in its initial statement about the “Environment” in its “Community Goals”, in its “Transportation goals (1.6.1.8), this request for a parking reduction on this particular site with such ample public transit stops, ample bicycle parking, and pedestrian movement/circulation with such close proximity to the railroad safety trail (1,400’ East of project along Orcutt) is justified and is aligned with the City’s Modal Split Objectives to decrease Motor Vehicles to 50% of resident trip mode of transportation (Table 1 in Chapter 1 of the Circulation element). Page 135 of 135