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Home My WebLink AboutItem 4a. 1422 Monterey St. (ARCH-0020-2022) Tree Removal Application TREE COMMITTEE AGENDA REPORT SUBJECT: 1422 MONTEREY ST. (ARCH-0020-2022) REVIEW OF THE PROPOSED REMOVAL OF 54 TREES AND REPLANTING OF 54 TREES. TREE REMOVALS ARE PROPOSED TO FACILITATE A MIXED-USE DEVELOPMENT CONSISTING OF 106 AFFORDABLE UNITS AND UP TO 4,366 SQUARE FEET OF COMMERCIAL SPACE, WITH ASSOCIATED PARKING AND ONSITE BY: Kyle Bell, Housing Coordinator FROM: Anthony Whipple, City Arborist Phone Number: (805) 781-7524 Phone Number: (805) 781-7021 Email: kbell@slocity.org Email: awhipple@slocity.org RECOMMENDATION Recommend the Planning Commission find the proposed tree removal and compensatory planting plan as part of the 1422 Monterey Mixed-Use Affordable & Senior Housing project consistent with the Tree Regulations. The Tree Committee may provide recommended considerations or condition(s) related to the tree removals and compensatory planting. SITE DATA 1.0 COMMITTEE PURVIEW The Tree Committee’s role is to review the project and provide a recommendation to the Planning Commission regarding consistency with the policies and standards set forth in San Luis Obispo Municipal Code (SLOMC) §12.24 (Tree Regulations). 2.0 PROJECT DESCRIPTION The project includes the removal fifty-four (54) trees that range in size from 4-inch diameter at breast height (DBH) to 50” DBH; [5 Black Acacia (11 -20” DBH), 1 Black Walnut (11”), 1 Carrotwood (15”), 4 Elm (5.5-15”), 2 Indian Laurel Fig (24-27”), 1 Hollyleaf Cherry (25”), 1 Jacaranda (10”), 1 Mousehole Tree (10”), 6 Coast Live Oak (9.5 -15”), 5 Silk Oak Trees (13.5-29.5”), 1 Canary Island Date Palm (50”), 4 Evergreen Pear (4.5 - 14”), 2 California Pepper (19-30”), 1 Primrose Tree (25”), 9 Coast Redwood (4-42”), 1 Applicant HASLO Zoning Medium Density Residential (R-2) and Commercial Retail (C-R) General Plan Medium Density Residential & General Retail Site Area ~1.42 Acres Environmental Status Categorically exempt from environmental review under CEQA Guidelines Section 15332 (In-Fill Development Projects) Meeting Date: 9/26/2022 Item Number: 4a Time Estimate: 30 minutes Page 7 of 111 Item 4a ARCH-0020-2022 (1422 & 1480 Monterey) Tree Committee Report – September 27, 2022 Shiny Xylosma (8”), 4 Tree of Heaven (10”), 9 Victorian Box (10-20”), and 2 Silver Wattle (20-25”)]. The Arborist Report, prepared by Jake Minnick, PLA, identified that 22 (or 41%) of the trees proposed for removal are in a state of decline or severe decline, 29 (or 54%) of the trees indicate signs of moderate stress, and only 3 of the trees have been identified as slight signs of stress with otherwise good vigor [1 Coast Live Oak (8”), 1 Date Palm (50”), and 1 Tree of Heaven (10”)]. The Arborist Report provides specific recommends regarding each species of trees proposed for removal and provides recommendations for tree preservation efforts for any remaining trees (Attachment 1, Arborist Report). The project proposes to replace the 54 trees with 54 new trees on-site, including 10 new street trees, which provides a replacement ratio 1:1 (Attachment 2, Project Plans). Tree Type and Quantity Tree Species, Quantity, and Size Street & Shade Trees (24” – 36” Box) (17) (4, 24” Box) Silverleaf Oak (Quercus Hypoleucoides) (6, 36” Box) Red Oak (Quercus Rubra) (7, 36” Box) London Plane (Platanus Acerifolia) Accent Trees (24” Box) (37) (12, 24” Box) Western Redbud (Cercis Occidentalis) (12, 24” Box) Forest Pansy Eastern Redbud (Cercis Canadensis ‘Forest Pansy’) (3, 24” Box) Pineapple Guava (Feijoa Sellowiana) (10, 24” Box) Sweetshade (Hymensosporum Flavum) Existing Trees to Remain (5.5”- 30” DBH) (6) (1, 11” DBH) Northern California Black Walnut (Juglans Hindsii) (2, 5.5” & 15” DBH) English Elm (Ulmus Procera) (1, 27” DBH) Indian Laurel Fig (Ficus Microcarpa) (1, 12” DBH) Coastal Live Oak (Quercus Agrifolia) (1, 30” DBH) California Pepper (Schinus Molle) 3.0 TREE REGULATIONS The City’s Tree Ordinance (Municipal Code Chapter 12.24) was adopted in 2010 and 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 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 8 of 111 Item 4a ARCH-0020-2022 (1422 & 1480 Monterey) Tree Committee Report – September 27, 2022 recommendation based on criteria set forth in subsection G. The criteria are provided below with a description of how the proposed project responds. x Size of Tree. The size of the trees proposed for removal range from 4-inch to 50-inch DBH. There are only 6 trees that have a DBH greater than 25-inches, which include 1 Indian Laurel Fig (27”), 1 Silk Oak Tree (29.5”), 1 California Pepper (30”), 2 Redwood (32” & 42”), and 1 Canary Island Date Palm (50”). Twenty-one of the trees proposed for removal have a 10-inch DBH or smaller, which account for thirty-nine (39%) percent of the trees proposed to be removed. x Location of Tree on Private Property. Majority of the trees proposed for removal are located on private property, only two trees are located within the public right-of-way (Jacaranda, & Carrotwood). The trees are located throughout the property; where most of the trees are visible from the public right-of-way. x Species of Tree. Of the 54 trees proposed for removal, only 8 trees are native species (Black Walnut, Coast Live Oak, Hollyleaf Cherry). The Arborist Report has identified that the Black Walnut tree is in a state of decline and the Hollyleaf Cherry tree is in a state of severe decline. All other trees proposed for removal are non-native species. x Forestry Best Practice. The project includes preservation of 6 trees on site that vary in size and maturity, the replanting plan includes an additional 54 trees that increases the biodiversity of the existing tree species and age distribution throughout the site. x Public Right-of-Way Obstruction or Displacement. Two trees are proposed to be removed within the public right-of-way, one along Monterey Street (Carrotwood), and one along Palm Street (Jacaranda). The Carrotwood tree is in poor health and has been identified by the Arborist as in severe decline, the tree is proposed to be removed to accommodate public improvements along Monterey Street, which includes a protected bike lane. The Arborist Report identified that the Jacaranda tree was installed incorrectly, which has had a negative effect on the tree’s health, the tree is proposed for removal to accommodate new site access and enhance visibility along the driveway. x 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 are 54 trees proposed for removal on the site. The applicant is proposing to replant 54 trees; this is a replanting ratio of 1:1. The compensatory planting plan complies with the requirements of the Tree Regulations. x Heritage Trees. None of the trees proposed for removal have been designated Heritage trees. x 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 A - 1422 Monterey Arborist Report B - 1422 Monterey Tree Removal Plans Page 9 of 111 Page 10 of 111 Page 11 of 111 Page 12 of 111 Page 13 of 111 Page 14 of 111 Page 15 of 111 Page 16 of 111 Page 17 of 111 Page 18 of 111 Page 19 of 111 Page 20 of 111 Page 21 of 111 Page 22 of 111 Page 23 of 111 Page 24 of 111 Page 25 of 111 Page 26 of 111 Page 27 of 111 Page 28 of 111 Page 29 of 111 Page 30 of 111 Page 31 of 111 Page 32 of 111 Page 33 of 111 Page 34 of 111 Page 35 of 111 Page 36 of 111 Page 37 of 111 Page 38 of 111 Page 39 of 111 Page 40 of 111 22222&7622525&72252227555555&5525555&755&5&75&72553)3)25+5&5525&7255555525+5+5+5+&5+5+5555+555+&552+252&75+2555+55+55&56555+LJKZD\KZ1422 MONTEREY MIXED-USE2212-01-RS1228 JULY 2022T1TITLE SHEET&5&&561422 MONTEREY MIXED-USE AFFORDABLE & SENIOR HOUSINGSITEPALM ST.MONTEREY ST.PEPPER ST.CALIF ORNIA BLVD.PROJECT 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:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: JAKE MINNICKPHONE: (805)-543-1794EMAIL: JRMINNICK@RRMDESIGN.COMCIVIL ENGINEER:RICK ENGINEERING COMPANY1160 MARSH STREET SUITE 150SAN LUIS OBISPO, CA 93401CONTACT: TOM MARTINPHONE: 805-544-0707EMAIL:TMARTIN@RICKENGINEERING.COMPROJECT ADDRESS:1422 MONTEREY ST., SAN LUIS OBISPO, CAAPN:001-137-015 & 013SHEET INDEXT1 TITLE SHEETA2 EXISTING SITE SURVEYA3 ENVIRONMENTAL ASSESSMENT AREA SITE PLANA4 PROPOSED SITE PLANA5 GROUND FLOOR PLAN - PARKING LEVEL 1A6 GROUND FLOOR PLAN - PARKING LEVEL 2A7 SECOND FLOOR PLAN RESIDENTIAL - PARKING LEVEL 3A8 THIRD FLOOR PLAN RESIDENTIALA9 FOURTH FLOOR PLAN RESIDENTIALA10 FIFTH FLOOR PLAN RESIDENTIALA11 ROOF PLANA12 TYPICAL UNIT PLANSA13 BUILDING ELEVATIONSA14 BUILDING ELEVATIONSA15 SITE SECTIONSA16 MONTEREY STREET PERSPECTIVESA17 BUILDING 2 PLAZA PERSPECTIVEA18 BUILDING 1 PLAZA BIRDSEYEA19 BUILDING 2 PLAZA BIRDSEYEA20 PROJECT BIRDS EYEA21 CALIFORNIA BLVD PHOTOMATCH PERSPECTIVEA22 COLOR AND MATERIALS, EXT WALL SCONCEA23 DETAIL VIGNETTESA24 TRASH ROOMS - ENLARGED PLANSA25 PRELIMINARY BUILDING SIGNAGE A26 SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 6/21A27 SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 12/21A28 DESIGN GUIDELINES CONFORMANCE ANALYSISA29 VISUAL ANALYSIS - SCENIC RESOURCESA30 PALM STREET DUPLEXES -TYPICAL DRAWINGSA31 PALM STREET DUPLEXES - PERSPECTIVESC1 EXISTING CONDITIONSC2 PRELIMINARY GRADING AND DRAINAGE PLANC3 PRELIMINARY CUT/FILL EXHIBITC4 PRELIMINARY UTILITY PLANC5 PRELIMINARY STRIPING & SIGN PLANL1 LANDSCAPE SITE PLANL2 LANDSCAPE PLAN - BUILDING 1 PLAZAL3 LANDSCAPE PLAN - BUILDING 2 PLAZAL4 TREE PROTECTION PLANPROJECT STATISTICSZONING (MIXED):R-2 & C-RPARCEL SIZE:0.25 ACRES (10,890 SF, R-2) + 1.17 ACRES (50,965 SF, C-R) =1.42 ACRES TOTAL (61,855 SF)BUILDING GROSS AREASBUILDING 1=46,510 SF (10,071 SF FOOTPRINT)BUILDING 2 =35,234 SF (8,046 SF FOOTPRINT)TWO 2,700 SF DUPLEX’S = 5,400 SF (1,400 SF FOOTPRINT EACH)PARKING STRUCTURE = 31,366 SF (11,966 SF FOOTPRINT)MAX LOT COVERAGE:C-R =100% & R-2 = 50% (10,890 SF)PROPOSED COVERAGE:C-R=59% ([10,071+8,046+11,966]/50,965)R-2 = 26% (2,800/10,890)MAX. F.A.R.3.0 = (61,855*3= 185,565 SF ALLOWED)PROPOSED F.A.R.1.9 = (117,910/ 61,855). 1.9/3.0 = 63% OF ALLOWEDPERVIOUS AREA9,063 SFIMPERVIOUS SURFACE:52,727 SFMAX. ALLOWED HEIGHT:45 FT.MAX. PROPOSED HEIGHT:53’ 10” FT.REQUIRED SETBACKS R-2 SETBACKS C-R SETBACKS*FRONT20’ 0’SIDE5’-15’ 0’REAR5’-15’ 0’*10’-23’ WHEN ADJACENT TO “R-2” ZONED LOTS*5’-10’ WHEN ADJACENT TO “O” ZONED LOTSCONSTRUCTION TYPEGROUND FLOOR TYPE IA CONCRETE PODIUM OVER FOUR FLOORS OF WOOD CONSTRUCTION TYPE VAFIRE SPRINKLER TYPEFULL NFPA 13 SYSTEM WITH FIRE RISER ROOMS IN BUILDING 1 & BUILDING 2 ALONG WITH STAND-PIPE FOR PARKING STRUCTURE ACCESSED OFF PALM STREET.OCCUPANCIES TYPE82,760SFR-2,2,700SFB, & 1,684SFA-2.VICINITY MAPZONING MAPPARKINGAUTO PARKINGCALCULATION SPACECOUNTPARKING REQUIRED: SENIOR RES = 58 UNITS:0.5 SPACE /UNIT= 58*0.5 = 29MULTI FAMILY=44 UNITS & TWO DUPLEX UNITS 1 PER DWELLING UNIT PERMUNICIPAL SEC. 17.140.040K.2 48REQ. TOTAL RESIDENTIAL PARKING: 7715% OF FAMILY RES UNITS MUST BE PROVIDED AN ADA COMPLIANT SPACE: (MAY BE SHARED FOR A MIXED USE PROJECT) 48*0.15= 7.28 ADAGENERAL RETAIL1 SPACE PER 300 SF = 2,700/300 9RESTAURANT1 SPACE PER 100 SF = 1,684/100 17REQ. TOTAL COMMERCIAL PARKING: 26TOTAL REQUIRED: 77 RESIDENTIAL +26 COMMERCIAL =103PARKING PROVIDEDSTRUCTURE LEVEL 1 (4 VAN ADA) 33STRUCTURE LEVEL 2 (2 VAN ADA) 27STRUCTURE LEVEL 3 (6 ADA) 32GARAGES UNDER DUPLEX’S + SURFACE 14GRAND TOTAL PARKING PROVIDED: 106**OF THE 106 SPACES 23 ARE COMPACT = 22% OF PARKING SPACE< 40% ALLOWED.MOTORCYCLEPARKINGCALCULATION SPACECOUNTM. PARKING REQUIRED:1/20 AUTO PARKING REQUIRED = 103/20 6M. PARKING PROVIDED: 7BICYCLE PARKINGREQUIRED RESIDENTIAL:SENIOR RES = 58 UNITS:MATCH AUTO PARKING (0.5 PER UNIT) 29 LTMULTI FAMILY=44 UNITS & TWO DUPLEX UNITS 1 PER DWELLING UNIT PERMUNICIPAL SEC. 17.140.040K.248 LTREQUIRED COMMERCIAL1 PER 500 SF FOR RESTAURANT = 1,684/500 = 4 (75% ST & 25% LT)3 ST 1 LT 1 PER 1,000 SF FOR GENERAL RETAIL= 2,700/1,000 = 3 (75% ST & 25% LT)2 ST 1 LTSHORT TERM REQUIRED: 5 STLONG TERM REQUIRED: 77 LTSHORT TERM PROVIDED:100% HORIZONTAL 5 STLONG TERM PROVIDED:50% HORIZONTAL/50% VERTICAL 78 LTEV READY PROVIDED103 REQUIRED SPACES *10% = 11EV CAPABLE PROVIDED103 REQUIRED SPACES * 25% = 26BUILDING AREASBUILDING 1GROSS SF1ST FLOORRESIDENTIAL COMMON = 2,179 SFLAUNDRY=198RETAIL = 2,700 SFTWO 1-BED UNITS = (550*2)=1,100 SFONE 3-BED UNIT = 900 SFCIRC/STORAGE/MAINT = 2,150 SFUNCONDITIONED = 844 SF10,071 SF2ND FLOORFOUR 1-BED UNITS = (550*4) =2,200 SFTHREE 2-BED UNITS = (800*3) = 2,400 SFFOUR 3-BED UNITS = (900*4) = 3,600 SFCIRC/STORAGE = 1,795 SFUNCONDITIONED = 7310,068 SF3RD FLOORFOUR 1-BED UNITS = (550*4) =2,200 SFTHREE 2-BED UNITS = (800*3) = 2,400 SFFOUR 3-BED UNITS = (900*4) = 3,600 SFCIRC/STORAGE = 1,686 SFUNCONDITIONED = 739,959 SF4TH FLOORTWO STUDIOS (372*2) = 744 SFFOUR 1-BED UNITS = (550*4) =2,200 SFTWO 2-BED UNITS = (800*2) = 1,600 SFTHREE 3-BED UNITS = (900*3) = 2,700 SFCIRC/STORAGE = 1,543 SFUNCONDITIONED = 738,860 SF5TH FLOORFIVE 1-BED UNITS = (550*5) = 2,750 SFTWO 2-BED UNITS = (800*3) = 2,400 SFONE 3-BED UNITS = (900*1) = 900 SFCIRC/STORAGE/LAUNDRY = 1,429 SFUNCONDITIONED = 737,552 SFTOTAL GROSS SF= 46,510 SFTOTAL FAMILY RESIDENTIAL UNIT2 STUDIO UNITS19 1-BED UNITS11 2-BED UNITS12 3-BED UNITS 44 TOTAL RESIDENTIAL UNITSBUILDING 21ST FLOORLAUNDRY= 214 SFRESTAURANT = 1,636 SFSIX STUDIO UNITS = (372*6) = 2,232 SFTWO 1-BED UNITS = (550*2)=1,100 SFCIRC/STORAGE/MAINT= 2,081SFUNCONDITIONED = 783 SF8,046 SF2ND FLOORSEVEN STUDIO UNITS =(372*7) = 2,604 SFFIVE 1-BED UNITS = (550*5)=2,750 SFCIRC/STORAGE = 964 SFUNCONDITIONED = 66 SF6,384 SF3RD FLOORSIX STUDIO UNITS = (372*6) = 2,232 SFSEVEN 1-BED UNITS = (550*7)=3,850 SFCIRC/STORAGE= 1,024 SFUNCONDITIONED = 66 SF7,106 SF4TH FLOORSIX STUDIO UNITS = (372*6) = 2,232 SFSEVEN 1-BED UNITS = (550*7)=3,850 SFCIRC/STORAGE = 975 SFUNCONDITIONED = 66 SF7,123 SF5TH FLOORSEVEN STUDIO UNITS =(372*7) = 2,604 SFFIVE 1-BED UNITS = (550*5)=2,750 SFCIRC/STORAGE = 931 SFUNCONDITIONED = 66 SF6,351 SFTOTAL GROSS SF= 35,234 SFTOTAL SENIOR RESIDENTIAL UNITS32 STUDIO UNITS26 1-BED UNITS 58 TOTAL RESIDENTIAL UNITSGRAND TOTAL UNITS 44 FAMILY + 58 SENIOR + 4 (DUPLEX) = 106DENSITY CALCULATIONSCALCULATION RESULTALLOWED DENSITY UNITSPER SLO MUNICIPAL CODE12 DU/ACRE (R-2) = 0.25*12=36 DU/ACRE (C-R) = 1.17*36=TOTAL =342.1245.12PROPOSED DENSITYSTUDIOS & 1-BED’S (UNDER 600SF) =0.5*79=39.539.52-BEDS = 1/UNIT = 11 113-BEDS = 1.5/UNIT = 12*1.5 =18 183-BED DUPLEX’S 1.5/UNIT =4*1.5= 6TOTAL PROPOSED DENSITY 74.5PROPOSED DENSITY BONUS74.5/45.12 = 1.65 =65%PROJECT DESCRIPTION1422 MONTEREY AFFORDABLE MIXED-USE CONSISTS OF 4,366 SF OF COMMERCIAL, 44 AFFORDABLE FAMILY RESIDENTIAL UNITS (BUILDING 1), 58 SENIOR RESIDENTIAL UNITS (BUILDING 2), AND 4 AFFORDABLE FAMILY RESIDENTIAL UNITS IN TWO DUPLEX STRUCTURES ON PALM STREET. THE PROPOSED PROJECT HAS A GRAND TOTAL OF 106 RESIDENTIAL UNITS ALONG WITH A 3-STORY OPEN PARKING GARAGE THAT STEPS WITH THE EXISTING GRADE TO BE MOSTLY HIDDEN FROM THE ADJACENT R-2 NEIGHBOR’S VIEW. THE PROJECT IS REQUESTING A CREEK SETBACK WAIVER REDUCTION OF 13.9’ FROM THE 20’ REQUIRED RIPARIAN SETBACK, A MAXIMUM HEIGHT CONCESSION OF 8’-10”, A 2’-0” RAILROAD SIDE YARD SETBACK WAIVER FOR DUPLEX 1 DUE TO ADJACENT NEIGHBOR WALL/BUILDING ENCROACHMENT, EDGE CONDITION SETBACK WAIVER FOR THE MOSTLY SUBMERGED PARKING STRUCTURE, A REDUCED FRONT AND STREET SIDE YARD SETBACK EXCEPTION FOR DUPLEX 1, AND A DENSITY BONUS OF 65% AS CALCULATED ABOVE. THE PROJECT WILL INCORPORATE AND COMPLY WITH CITY POLICIES 7.3.2 AND APPENDIX “A” FROM THE COSE IN REGARDS TO NESTING BIRD AVOIDANCE AND MINIMIZATIONS AS RECOMMENDED IN PROJECT’S BIO-SUMMARY REPORT. THE PROJECT WILL ALSO COMPLY WITH CHAPTER 12.08 URBAN STORM WATER QUALITY MANAGEMENT AND DISCHARGE CONTROL FORM THE MUNICIPAL CODE FOR IMPLEMENTATION OF BEST PRACTICES AS RECOMMENDED IN PROJECT’S BIO-SUMMARY REPORT. THE PROJECT WILL IMPLEMENT AND COMPLY WITH SECTION 17.17.030 OF THE CITY ZONING REGULATIONS TO PROPERLY IMPLEMENT RECOMMENDATION 3 FROM THE BIO-SUMMARY REPORT IN REGARDS TO THE CREEK SETBACK REDUCTION. THE PROJECT WILL ALSO COMPLY WITH SECTION 12.24.090 FROM THE CITY TREE ORDINANCE NO. 1544 2010 SERIES TO IMPLEMENT TREE REMOVAL PERMIT AS RECOMMENDED IN PROJECT’S BIO-SUMMARY REPORT.THE PROJECT PARCELS ARE ZONED C-R AND R-2. THE APPROPRIATE R-2 TRANSITION SETBACKS ARE APPLIED. THE MAIN FACING ELEVATION OF THE PROJECT RESIDES ALONG MONTEREY STREET - THIS ELEVATION WILL INCORPORATE AN OFFER DEDICATION OF 12’ OF WIDTH TO ACCOMMODATE A NEW CLASS 1 BIKE PATH AND PARKWAY ALONG MONTEREY STREET. THE PROJECT IS FULLY PARKED AT 106 PROVIDED SPACES WHEREAS ONLY 103 SPACES ARE REQUIRED. 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 COMMERCIAL USE. SOLAR CALCULATIONSCONDITIONED AREA79,561 SFREQUIRED SYSTEM SIZE173kW PVTYPICAL SOLAR PANEL65”x39”0.54 kW PVTOTAL PANELS REQUIREDREQUIRED SYSTEM SIZE / TYPICAL SOLAR PANEL320 PANELSTOTAL SOLAR AREA ROOF REQUIREDREQUIRED SF65”x39” PANELS320 PANELS = 5,634 SFTOTAL SOLAR AREAROOF PROVIDED65”x39” PANELS 370 PANELS =6,515 SFPage 41 of 111 0 8 16 321/16 SCALE 24X36 SHEETR2 ZONECROSS SLOPE= 3.5% R2 ZONECROSS SLOPE= 4.5% CR ZONECROSS SLOPE= 10.7% 2212-01-RS122 2022A21422 MONTEREY MIXED-USEEXISTING SITE SURVEYPage 42 of 111 1422 MONTEREY MIXED-USE2212-01-RS122 2022A29VISUAL ANALYSIS - SCENIC RESOURCESCONDITIONS ON MONTERY @ RAILROADVERY MINIMAL EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES1CONDITIONS ON NORTH END OF PALM ST @ CA BLVDNO EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES4CONDITIONS ON MONTERYMINIMAL EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES3CONDITIONS ON MONTERYMODERATE EXISTING VIEWS OF SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES2MAGENTA AREAS HIGHLIGHT IMPACT TO ANY EXISTING VIEWS OF SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDESLEGENDPage 43 of 111 EXISTING TREE TO BE REMOVEDEXISTING TREE TO REMAINTREE TAG NUMBERPALM STREETMONTEREY STREETCALIFORNIA BOULEVARD(E) BUILDING(E) BUILDING(E) BUILDINGNOT A PARTNOT A PARTNOT A PARTNOT A PARTNOT A PARTNOT A PARTUPRR RIGHT-OF-WAY(E) PARKING(E) PARKING48$17,7<(;,67,1*352326('352326('5(3/$&(0(175$7,2',6326,7,215(029(5(0$,10 8 16 321/16” = 1’-0” 24X36 SHEET2212-01-RS122 2022L41422 MONTEREY MIXED-USETREE PROTECTION PLANPage 44 of 111 HZ-5HZ-8IRRIGATION AND PLANTING DESIGN CRITERIA:A WEATHER SENSING, 'SMART CONTROLLER' WILL BE USED TO MONITOR THE IRRIGATIONWATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOREACH HYDROZONE.ALL TREE, SHRUB, AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEPARATEHYDROZONES, SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MOREEFFICIENT MANNER.ALL PLANTING WILL RECEIVE DRIP OR BUBBLER IRRIGATION.ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITH VEGETATION.I CERTIFY THAT THIS PLANT PALETTE COUPLED WITH THE IRRIGATION SYSTEM DESCRIBEDABOVE WILL MEET OR EXCEED THE STATE MODEL WATER EFFICIENT LANDSCAPEORDINANCE (MWELO).xJAKE MINNICKLANDSCAPE ARCHITECT 6426ISA CERTIFIED ARBORIST WE-11830A, TRAQNOTES:1. ALL SITE FURNISHINGS SHALL BE PROVIDED BY THE DEVELOPER2. LANDSCAPE AREAS: 11,960 FT²3. PLAY AREAS FOR AGES 6-12: 600 SF4. HZ INDICATES HYDROZONE AREA. SEE CORRESPONDING HYDROZONE AREA TAKEOFFSIN THE ESTIMATED TOTAL WATER USE TABLE (ETWU)5. HYDROZONES 7 AND 8 ARE LOCATED OFFSITE AND WILL BE IRRIGATED UNDER A FUTUREMAINTENANCE AGREEMENTSYMBOLDESCRIPTIONPROPERTY LINE, TYPICALMETAL RETAINING WALL (HEIGHT VARIES)CONCRETE RETAINING WALL (HEIGHT VARIES)CONCRETE WALKWAY, TYPICALASPHALTIC CONCRETE, TYPICALCONCRETE PAVERS, TYPICALBUILDING OVERHANGSINGLE SIDED PEAK BICYCLE RACK. SHORT TERM PARKINGFOR BLDG 1: 6 BICYCLES, AND BLDG 2: 2 BICYCLESBUILDING 1 CIRCULATION TO MONTEREY STREETBUILDING 1 DINING AREABUILDING 1 RETAIL PATIO WITH CONCRETE PAVERS, BUILT-INSEATING, AND METAL RETAINING WALLSBUILDING 2 RETAIL PATIO WITH CONCRETE RETAINING WALLS,CONCRETE PAVERS, AND MOVEABLE SEATINGMAIN RESIDENTIAL ENTRY PATIO FOR BUILDINGS 1 & 2PROJECT MONUMENT SIGNAGE LOCATIONLEVEL 1 ENTRY TO PARKING STRUCTURELEVEL 2 ENTRY TO PARKING STRUCTURELEVEL 3 ENTRY TO PARKING STRUCTUREPROPOSED PLANTING AREA, TYPICALEXISTING TREE TO REMAIN, TYPICAL OF 6PLAY AREA FOR CHILDREN AGES 2-12 WITH SYNTHETIC TURFPLAY SURFACINGSITE WALL LIGHT, TYPICALSITE BOLLARD LIGHT, TYPICALCITY STANDARD STREET LIGHT, TYPICALSTRING LIGHTING, TYPICAL123456789101112131415161718192021222324DESIGN KEYDESIGN KEYPALM STREETMONTEREY STREETCALIFORNIA BOULEVARDBLDG 2BLDG 1PLANT_SCHEDULENOT A PARTNOT A PART45677891111131214PARKING STRUCTURE151617182310119PRELIMINARY PLANT LIST:DUPLEX 2DUPLEX 1PRELIMINARY IRRIGATION CALCULATIONS:20SITE LIGHTING:242423STRING LIGHTING:MANUFACTURER: ENBRIGHTENMODEL: LED CAFE LIGHTS W/ SS SHADEFINISH: BLACKSPACING: 24" O.C.WALL LIGHT:MANUFACTURER: BEGAMODEL: 24 101 (SHIELDED)FINISH: BRONZESIZE: 5-1/2"BOLLARD LIGHT:MANUFACTURER: LANDSCAPE FORMSMODEL: ANNAPOLIS BOLLARDFINISH: ONYXSIZE: 6" X 33"21212222TREESCOMMON NAMECERCIS OCCIDENTALIS WESTERN REDBUDCERCIS CANADENSIS 'FOREST PANSY' FOREST PANSY EASTERN REDBUDFEIJOA SELLOWIANA PINEAPPLE GUAVAHYMENSOSPORUM FLAVUM SWEETSHADEPLATANUS ACERIFOLIA LONDON PLANEQUERCUS RUBRA RED OAKQUERCUS HYPOLEUCOIDES SILVERLEAF OAKSHRUBSCOMMON NAMEAEONIUM CANARIENSE GIANT GREEN AEONIUMAGAVE CELSII 'NOVA' NOVA CENTURY PLANTALOE DISTANS JEWELED ALOEARCTOSTAPHYLOS X 'PACIFIC MIST' PACIFIC MIST MANZANITACALAMAGROSTIS FOLIOSA REED GRASSCAREX TUMULICOLA FOOTHILL SEDGECHONDROPETALUM TECTORUM 'EL CAMPO' EL CAMPO SMALL CAPE RUSHCRASSULA MULTICAVA CAPE PROVENCE PYGMYWEEDDICHONDRA ARGENTEA 'SILVER FALLS' SILVER FALLS DICHONDRADRYOPTERIS ARGUTA COASTAL WOOD FERNEUPHORBIA AMMAK CANDELABRA SPURGEFESTUCA CALIFORNICA CALIFORNIA FESCUEFICUS PUMILA CREEPING FIGHEUCHERA MAXIMA 'OPAL' OPAL ISLAND ALUM ROOTLOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' VARIEGATED RUSHPARTHENOCISSUS X 'HACIENDA CREEPER' HACIENDA CREEPERSALVIA CHAMAEDRYOIDES MEXICAN BLUE SAGESALVIA CHIAPENSIS CHIAPAS SAGESANSEVIERIA TRIFASCIATA MOTHER-IN-LAW'S TONGUESEDUM MORGANIANUM BURRO'S TAILSEDUM RUPESTRE 'ANGELINA' ANGELINA SEDUMSENECIO MANDRALISCAE SENECIOTIBOUCHINA HETEROMALLA SILVERLEAVED PRINCESS FLOWERTRADESCANTIA PALLIDA PURPLE QUEEN SPIDERWORT8UPRR RIGHT-OF-WAYQTY.SIZE12 24" BOX12 24" BOX3 24" BOX10 24" BOX7 36" BOX6 36" BOX4 24" BOX1919190 8 16 321/16” = 1’-0” 24X36 SHEET2212-01-RS122 2022L11422 MONTEREY MIXED-USELANDSCAPE SITE PLANPage 45 of 111 02 4 81/4 SCALE 24X36 SHEET02 402 48888CACCCLE 24X36SHEET21/4 SCS22SCCHZ-8BLDG 1789111019202421222212-01-RS122 2022L21422 MONTEREY MIXED-USELANDSCAPE PLAN - BUILDING 1 PLAZAPage 46 of 111 02 4 81/4 SCALE 24X36 SHEET0020020020202220000000021/4 SCALE2222222222222224444444444444444444824X3624X36SHEETSHEETSBLDG 267111312142312421222212-01-RS122 2022L31422 MONTEREY MIXED-USELANDSCAPE PLAN - BUILDING 2 PLAZAPage 47 of 111 0 8 16 321/16 SCALE 24X36 SHEET0 8 16 32816816 32816 32888160 8 16 32081616 320 8 16 32816032081608881/16 SC1/16 SC/16 SC1/16 SC61/16 SCALE 24X3ALE 24X324X324X324X3ALE 24X3E 24X24X36 SHE6 SHE6 SHEET6 SHEETEET6 SHEEHE0 8 16 321/16 SCALE 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS122 2022A4PROPOSED SITE PLANWALL SCONCEOW2207-PLAOld BronzeVisa LightingPLAN SYMBOLBLDG 1 29 COUNTBLDG 2 27 COUNTDUPLEX 1 5 COUNTDUPLEX 2 5 COUNTTOTAL= 66 COUNT6’ High Screening Fence provided along transition zone property linesDwelling Unit Fenestration for Transitional Zone analysis.LEGENDOld BronzeOBRZOPEN CHANNEL LOCATION. SEE ENVIRONMENTAL ASSESSMENT AREA PLAN ON SHEET A3 AND CIVIL SHEETS FOR MORE DETAIL. NO PROPOSED DWELLING UNIT WINDOWS FACING ADJACENT R-2 SITETWO PROPOSED DWELLING UNIT WINDOWS FACING ADJACENT R-2 SITE ARE NOT ALIGNED WITH ANY AD-JACENT WINDOWS AND ARE INSTEAD ALIGNED WITH ACCESSORY STRUCTURES THAT HAVE ZERO FENESTRA-TION FACING PROPOSED SITE.20’ RIPARIAN SETBACK PER ENVIRONMENTAL ASSESS-MENT AREA PLAN ON SHEET A3.OPEN CHOPEN CHOPEN CHOPEN CHOPEN CHANNEL LANNEL LANNEL LANNEL LANNEL LOCATIOOCATIOOCATIOOCATIOTIOOCATIONONONNNN.. S.ENVIRONENVIRONENVIRONENVIRONENVIRONMENTALMENTALMENTALMENTALMENTALASSESASSESSMASSESSMASSESSMASSESSENTTION FAION FAIOON FACING PRCING PRCING PROPOSEDOPOSEDOPOSEDSITESITESITE.6.1’ SETBACK - FROM OPEN CHANNEL’S EDGE OF RIPARIAN DELINEATION PER SHEET A3. PROPOSED BUILDING MATCHES EXISTING SITE DISTURBANCE. A REDUCTION OF 13.9’ OF THE REQUIRED 20’-0” RIPARIAN SETBACK.EXISTING ADJACENT TWO STORYR-2 DWELLINGEXISTING ADJACENT SINGLE STORY R-2 DWELLINGEXISTING ADJACENT SINGLE STORYR-2 DWELLINGEXISTING ADJACENT C-R STRUCTURE -NO SETBACK FROM OPEN CHANNELEXISTING ADJACENT SINGLE STORY ACCESSORY STRUCTURES- NO WINDOWS FACING PROPOSED SITEEXISTING ADJACENT ENCROACHING ACCESSORY STRUCTURES- NO WINDOWS FACING PROPOSED SITEEXISTING UNION PACIFIC RAILROADMONTEREY STREETPALM STREETCALIFORNIA BLVD.EXISTING ADJACENT SINGLE STORYR-2 DWELLINGBELOW GRADE EXISTING CONCRETE CULVERT TO REMAINBELOW GRADE EXISTING CONCRETE CULVERT TO REMAINPage 48 of 111 2212-01-RS122 2022C11422 MONTEREY MIXED-USEEXISTING CONDITIONS$&&(6632,17$&&(6632,17$&&(6632,17$&&(6632,17$&&(6632,173759$&$17375&200(5&,$/ M O N T E R E Y S T R E E TC A L I F O R N I A B L V DP A L M S T R E E TSITE126&$/(&,7<2)6$1/8,62%,6329,&,1,7<0$36859(</(*(1'$%29(*5$'(%/2&.:$//5(7$,1,1*:$//67250'5$,1*5$7(67250'5$,10$1+2/(6(:(50$1+2/(9$/9(6 6(:(5/,1(: :$7(5/,1(7 7(/(3+21(( (/(&75,&/,1(6' 67250'5$,1/,1(2+ 29(5+($'/,1()281'02180(17$*/ $%29($'-$&(17*5$'(675((7/,*+7/,*+767$1'$5'-3-2,1732/(:$7(50(7(53$&,),&*$6 (/(&75,&9$8/77(/(3+21(9$8/7+$1',&$33$5.,1*),5(+<'5$1775$)),&6,*1$/%2;2%6(59$%/((9,'(1&(7,7/(5(3257(;&(37,216(($/7$2%6(59$%/((9,'(1&(2)($6(0(176$1'256(59,78'(63(5,7(0(LL2)7+(0,1,08067$1'$5''(7$,/5(48,5(0(176)25$/7$1636/$1'7,7/(6859(<612($6(0(17)2587,/,7<32/($1'29(5+($'/,1(687,/,7,(635(6(172132/(32:(57(/(3+21(&$%/(1238%/,&87,/,7<($6(0(17)253* (75$16)250(51238%/,&$&&(66($6(0(17)2538%/,&52$'(1&52$&+0(17Page 49 of 111 2212-01-RS122 2022C21422 MONTEREY MIXED-USEPRELIMINARY GRADING AND DRAINAGE PLANPage 50 of 111 2212-01-RS122 2022C31422 MONTEREY MIXED-USEPRELIMINARY CUT/FILL EXHIBITPage 51 of 111 2212-01-RS122 2022C41422 MONTEREY MIXED-USEPRELIMINARY UTILITY PLANPage 52 of 111 2212-01-RS122 2022C51422 MONTEREY MIXED-USEPRELIMINARY STRIPING & SIGN PLANPage 53 of 111 1422 MONTEREY MIXED-USE2212-01-RS122 2022A16MONTEREY STREET PERSPECTIVESPage 54 of 111 1422 MONTEREY MIXED-USE2212-01-RS122 2022A31PALM STREET DUPLEXES - PERSPECTIVESPALM STREET PERSPECTIVE - DUPLEX 11PALM STREET PERSPECTIVE - DUPLEX 22Page 55 of 111 1422 MONTEREY MIXED-USE2212-01-RS122 2022A20PROJECT BIRDS EYEPage 56 of 111