HomeMy WebLinkAboutItem 4a. 1422 Monterey Street Review of a Mixed Use Project with Construction of Two New Five Story Structures, Consisting of 106 Affordable Residential Unit and Commercial Space.
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: 1422 MONTEREY STREET (ARCH-0020-2022 & AFFH-0021-2022)
REVIEW OF A MIXED-USE PROJECT WITH CONSTRUCTION OF TWO NEW 92,544
SF FIVE-STORY STRUCTURES, CONSISTING OF 106 AFFORDABLE RESIDENTIAL
UNITS AND 4,366 SF OF COMMERCIAL SPACE. THE PROJECT INCLUDES
VARIOUS EXCEPTIONS, CONCESSIONS, AND DEVELOPMENT WAIVERS
PROJECT ADDRESS: 1422 Monterey Street BY: Kyle Bell, Housing Coordinator
Phone Number: (805) 781-7524
Email: kbell@slocity.org
FILE NUMBER: ARCH-0020-2022 & FROM: Rachel Cohen, Senior Planner
AFFH-0021-2022
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 Planning Commission.
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project consists of two new five-story mixed-use structures, 81,744 square
feet, and two, two-story residential structures (two duplexes), 5,400 square feet. The
project consists of 106 residential dwelling units dedicated to low-income households (58
units dedicated to senior households), and 4,366 square feet of commercial space . All
existing structures will be demolished to accommodate the proposed project and site
improvements (Attachment A, 1422 Project Plans).
The project includes a front yard setback reduction of 10 -feet, where 20-feet is normally
required for unenclosed parking spaces within the R-2 zone, along Palm Street frontage1.
The applicant has proposed an alternative bicycle parking standard for the units dedicated
to senior housing at a rate of 0.5 per unit, where 1 space per unit would otherwise be
required2. The applicant has provided justification statements of the proposed exceptions
(Attachment B, 1422 Project Description).
1 Zoning Regulations 17.70.170(D)(2)(a). Reduced Front and Street Side Setbacks. Upon approval of
a Director’s Action, or in conjunction with tandem parking approval, the Director may allow front and/or
street side setbacks to be reduced to zero for unenclosed parking spaces.
2 Zoning Regulations 17.70.070.D(2)(c). Alternative Compliance. Upon written request by the applicant,
the Director may approve alternative compliance from the provisions of this Section through an approved
Director’s Action, which may include, but is not limited to, a reduction or deviation in the number, type, or
location of the required bicycle parking, and may include a waiver of the requirement.
Meeting Date: 10/17/2022
Item Number: 4a
Time Estimate: 60 Minutes
Page 11 of 89
Item 4a
1422 Monterey Street – ARCH-0020-2022 & AFFH-0021-2022
Architectural Review Commission Report – October 17, 2022
In accordance with Zoning Regulations Section 17.140.040, the project includes a density
bonus of 65% to increase the density allowance of the property from 45.12 density units
to 74.5 density units. To qualify for the density bonus, the project must provide at least 13
units (28% of the base density allowance) dedicated to low-income households. The
proposed project includes 105 units to be dedicated to low-income households (plus 1
unit for the manager quarters for a total of 106 units).
The project is proposed as a 100% affordable housing project and includes one affordable
housing incentives3 requests, which is subject to review by the Planning Commission: a
maximum height extension to allow a 54 -foot-tall structure where normally limited to 45-
feet. 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 (At tachment C,
1422 Monterey Biological Resource Assessment), and a waiver to a reduce the side yard
setback for Duplex 1 to 4 feet, where 5 feet is normally required (Attachment A, Sheet
A4). The waivers are requested because full compliance with these devel opment
standards would physically preclude the project from being built with the requested
density bonus due to existing site constraints4 (Attachment B). The Planning Commission
will review these aspects of the proposal proceeding the ARC’s recommendation.
General Location: The 1.42-acre
project site is located along Monterey
Street, between the California and
Pepper intersections. The project
provides access from Monterey
Street and Palm Street.
General Plan and Zoning: General
Retail & Medium Density Residential.
Commercial Retail (C-R & C-R-S5)
zones and Medium Density
Residential (R-2) zone.
3 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.
4 Government Code 65915(e)(1). Density Bonus Law. In no case may a city… apply any development
standard that will have the effect of physically precluding the construction of a development … at the
densities or with the concessions or incentives permitted by this section.
5 Zoning Regulations Chapter 17.60: Special Considerations (S) Overlay Zone. Where the S overlay
zone adopting ordinance is silent with regard to uses of concern, any allowed or conditionally allowed use
in the underlying zone may be established. Ordinance No. 1314 (1996 Series).
Figure 1: 1422 Monterey Project Site
Page 12 of 89
Item 4a
1422 Monterey Street – ARCH-0020-2022 & AFFH-0021-2022
Architectural Review Commission Report – October 17, 2022
Surrounding Uses:
East: (O & C-T) Offices and Restaurant
West: (C-R) Union Pacific Railroad
North: (R-2) Single-Family Residences
South: (C-R) Various Retail and Office uses
2.0 PROPOSED DESIGN
Architecture: Contemporary
Design details: Courtyards, flat roofs, covered awnings, balconies, upper story step
backs, accent band trim, detailed parapet caps, ground floor wainscots, and street-
oriented storefronts.
Materials and Color: Brick (two tones), stucco (white and beige), accent fiber cement
(dark grey & light grey) and accent concrete wainscots (gray), anodized aluminum
storefront (black), and asphalt shingle roof for the duplexes (brown and grey)
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
Planning Commission concerning the proposed project design, focusing on building
architecture and layout.
Figure 2: Rendering from Monterey/California Intersection
Page 13 of 89
Item 4a
1422 Monterey Street – ARCH-0020-2022 & AFFH-0021-2022
Architectural Review Commission Report – October 17, 2022
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-R 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-R, with
commercial uses to the east and south, 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
§3.1.C.1: Site planning, consider
neighboring development
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
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 Sign Regulations require a Sign Program for all
mixed-use projects. The project includes eight new signs
Page 14 of 89
Item 4a
1422 Monterey Street – ARCH-0020-2022 & AFFH-0021-2022
Architectural Review Commission Report – October 17, 2022
5.0 PROJECT STATISTICS
C-R Zone Site Details Proposed Allowed/Required*
Density (C-R zone)
Density (R-2 zone)
Total Density
72.5
2
74.5 (65% Density Bonus)
42.12
3
45.12
Setbacks
Street Yard (C-R) California Street
Street Yard (C-R) Monterey Street
Side Yard (C-R)
Street Yard (R-2)
Side Yard (R-2)
Parking (R-2)
10 feet
8 feet
3 feet (waiver)
15 feet
8 feet
10 feet (exception)
10 feet (street yard average)
0 feet
5 feet
15 feet (street yard average)
8 feet
20 feet
Creek Setback
Upper-story Creek Setback
6 feet (waiver)
6 feet (waiver)
20 feet
30 feet
Maximum Height (C-R)
Maximum Height (R-2)
54 feet (concession)
22.5 feet
45 feet
35 feet
Floor Area Ratio (C-R) 1.9 3.0
Max Lot Coverage (C-R)
Max Lot Coverage (R-2)
59%
26%
100%
50%
Total Sign Area (per tenant)
Number of Signs (C-R zone)
Wall Sign (2)
Raised Channel Letters Sign (6)
Monument Sign (1)
321 SF Total (3 tenants)
8 signs (2 for each tenant)
27 SF
48 SF
12 SF (4 feet tall)
600 SF Total (3 tenants)
12 signs (4 for each tenant)
100 SF
100 SF
12 SF (4 feet tall)
Tree Removals 54 trees (1:1) 54 trees (Tree Committee)
Affordable Housing 105 low-income units 13 low-income unit
Public Art On-site In-lieu or on-site
Vehicle and Bicycle Parking
Number of Vehicle Spaces
EV Spaces
103
10 (EV ready)
26 (EV capable)
103
10 (EV ready)
26 (EV capable)
Bicycle Spaces
associated with the mixed-use project that includes three
commercial tenants. The Sign Program complies with
relevant standards of the Sign Regulations. The ARC
should discuss whether the requested signs (Project
Plans Sheet A25), including a monument sign (Sheet
A19), are consistent with the Community Design
Guidelines relative to location, size, and orientation.
Page 15 of 89
Item 4a
1422 Monterey Street – ARCH-0020-2022 & AFFH-0021-2022
Architectural Review Commission Report – October 17, 2022
Short-term
Long-term
5
78 (alternative calculation
for senior housing)
5
108
Motorcycle Parking 7 6
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
reference inconsistency with the General Plan, Community Design Guidelines,
Zoning Regulations, or other policy documents.
7.0 ATTACHMENTS
A – Project Plans (1422 Monterey)
B – Project Description (1422 Monterey)
C – Biological Resource Assessment (1422 Monterey)
Page 16 of 89
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 17 of 89
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 18 of 89
2212-01-RS122 2022A31422 MONTEREY MIXED-USEENVIRONMENTAL ASSESSMENT AREA SITE PLANPage 19 of 89
0 8 16 321/16 SCALE 24X36 SHEET0 8 16 320 8 16 328168881681608160 8 16 3216 32816816632608160 8 16 32816881/16 SC1/16 SC1/16 SC/16 SC61/16 SALE 24X3ALE 24X3ALE 24X324X324X324X336 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 LOCATOCATIOTIOOCATIOOCATIOOCATIONONONONTIONNN. SENVIRONENVIRONENVIRONENVIRONMENTALMENTALMENTALMENTALASSEASSESASSESSMASSESSMSENTTION FAONON FACING PRCING PROPOSEDOPOSEDSITESITE.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 20 of 89
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OPEN CHANNEL LOCATION. SEE ENVIRONMENTAL ASSESSMENT AREA PLAN ON SHEET A3 AND CIVIL SHEETS FOR MORE DETAIL. LEGEND Main Entry PointAccessible CirculationPedestrian CirculationVehicular CirculationEADEV (3)8&7758$5.,1*639(*$%2Page 21 of 89
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000'1/2838/(<&5&02721422 MONTEREY MIXED-USE2212-01-RS122 2022A60 8 16 321/16” = 1’-0” 24X36 SHEETGROUND FLOOR PLAN - PARKING LEVEL 2EVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVREADYEVREADY(4 EV READY 8 EV CAPABLE SPACES)EVREADYEVREADYVERTICAL BIKE PARKINGN.T.S.BSTANDARD BIKE PARKINGN.T.S.A30 LONG TERM SPACES PROVIDED56 LONG TERM SPACES PROVIDED10 SHORT TERM SPACES PROVIDEDBIKE STORAGE SOLUTIONSFIRE DEPT. NOTESLIGHTING NOTES• ROOMS OR AREAS CONTAINING CONTROLS FOR AIR-HANDLING SYSTEMS, AUTOMATIC FIRE-PROTECTION SYSTEMS, OR OTHER DICTION, SUPPRESSION OR CONTROL ELEMENTS SHALL BE IDENTIFIED FOR USE BY THE FIRE DEPARTMENT AND SHALL BE LOCATED IN THE SAME AREA.• A SIGN SHALL BE PROVIDED ON THE DOOR TO THE ROOM STATING “FIRE SPRINKLER RISER” AND “FIRE ALARM CONTROL PANEL”.• FIRE SPRINKLER RISERS SHALL BE LOCATED IN A ROOM WITH EXTERIOR DOOR ACCESS. ALL LOCATIONS OF EXTERIOR LIGHTING, INCLUDING LIGHTING ON THE STRUCTURE, BOLLARD-STYLE LANDSCAPING OR PATH LIGHTING SHALL BE INCLUDED IN PLANS SUBMITTED FOR A BUILDING PERMIT. ALL SELECTED FIXTURES 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 17.23 OF THE ZONING REGULATIONSOPEN CHANNEL LOCATION. SEE ENVIRONMENTAL ASSESSMENT AREA PLAN ON SHEET A3 AND CIVIL SHEETS FOR MORE DETAIL. LEGEND Main Entry PointAccessible CirculationPedestrian CirculationVehicular CirculationBELOW GRADE EXISTING CONCRETE CULVERT TO REMAINBELOW GRADE EXISTING CONCRETE CULVERT TO REMAINPage 22 of 89
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:$//$1'%8,/',1*(1&52$&+0(17)5207+,61(,*+%25 5(&78587,7'(255,'(;57('5$'*'5(3($7$$21422 MONTEREY MIXED-USE2212-01-RS122 2022A70 8 16 321/16” = 1’-0” 24X36 SHEETSECOND FLOOR PLAN RESIDENTIAL - PARKING LEVEL 3EVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVREADYEVREADYEVREADYEVREADY(4 EV READY 10 EV CAPABLE SPACES)LEGEND Main Entry PointAccessible CirculationPedestrian CirculationVehicular CirculationPage 23 of 89
0 8 16 321/16” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS122 2022A8$$$$5$7('(;,7&255,'25%('%('678',2678',2678',2678',2(/(9)5)5&20021&255,'25%('%('%('%('%('678',2678',25$7('(;,7&255,'25&255,'25(/(9%('%('%('%('%('%('%('%('%('%('%('5$7('(;,7&255,'25-&/-&/75$6+&+87(75$6+&+87('83/(;5$7('(;,7&255,'25THIRD FLOOR PLAN RESIDENTIALPage 24 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A90 8 16 321/16” = 1’-0” 24X36 SHEET$$$$5$7('(;,7&255,'25%('%('678',2678',2678',2678',2(/(9)5)5&20021&255,'25%('%('%('%('%('678',2678',25$7('(;,7&255,'25&255,'25(/(9%('%('678',2%('%('%('%('%('678',2%('%('5$7('(;,7&255,'255$7('(;,7&255,'25-&/-&/75$6+&+87(75$6+&+87(FOURTH FLOOR PLAN RESIDENTIALPage 25 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A100 8 16 321/16” = 1’-0” 24X36 SHEET $$$$5$7('(;,7&255,'25%('%('678',2678',2678',2678',2(/(9)5%('%('%('678',2678',25$7('(;,7&255,'25&255,'25(/(9%('%('%('%('%('%('%('%('678',2%('5$7('(;,7&255,'255$7('(;,7&255,'25-&/-&/75$6+&+87(75$6+&+87(/1'5 FIFTH FLOOR PLAN RESIDENTIALPage 26 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A110 8 16 321/16” = 1’-0” 24X36 SHEETROOF PLANBUILDING 11,100 SF MECH SCREENEDRATED STAIRWELL ROOF EMERGENCY ACCESSRATED STAIRWELL ROOF EMERGENCY ACCESSBUILDING 21,200 SF MECH SCREENEDNEIGHBORBUILDINGCALIFORNIA BLVDMONTEREY STREETROOF PLAN - SHOWING MECH SCREEN AREAS AND 370 SOLAR PANELS WITH 3’ CLEARANCES1/16" = 1'-0" (24 X 36 SHEET)1Page 27 of 89
02 4 81/4” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS122 2022A12TYPICAL UNIT PLANS3-BEDROOM - 900 SF2-BEDROOM - 800 SFSTUDIO - 372 SF1-BEDROOM - 550 SF1-BEDROOM - 550 SF- ALT1-BEDROOM - 550 SF-CORNERPage 28 of 89
0 8 16 321/16” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS122 2022A13BUILDING ELEVATIONSWEST ELEVATION1/16" = 1'-0" (24 X 36 SHEET)1EAST ELEVATION1/16" = 1'-0" (24 X 36 SHEET)2PROJECT HEIGHT CALC:LOW POINT OF SITE: 253.4’HIGH POINT OF SITE: 271.8’AVG. NATURAL GRADE:(253.4’ + 271.8’) / 2 = 262.6’C-R MAX HEIGHT ALLOWED= 45’262.6’ + 45’ = 307.6’(REFER TO ELEVATIONS)ADJACENT TO R-2 MAX HEIGHT ALLOWED = 35’262.6’ + 35’ = 297.6’(REFER TO NORTH ELEVATION ON SHEET A12 & CROSS-SECTION 2 ON SHEET A13)*5281')/225#
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67’-4”64’-10”62’-10”62’-10”TOP OF ELEVATOR SHAFTS TYP.MECHANICAL SCREENING TYP.ARCHITECTURAL FEATURE ROOFARCHITECTURAL FEATURE PARAPETONLY TWO DWELLING UNIT FENESTRATION OPENINGS THAT FACE ADJACENT EXISTING R-2 DWELLING UNITS RECEIVING TRANSITION. THE WINDOWS ARE NOT ALIGNED WITH NEIGHBORING FENESTRATION. REFER TO SITE PLAN ON SHEET A4. (262.6’)AVERAGE NATURAL GRADE(307.6’)MAX ALLOWABLE HEIGHT(316.5’)PROPOSED VARIANCE45’-0” 8’-10”(262.6’)AVERAGE NATURAL GRADE(307.6’)MAX ALLOWABLE HEIGHT(316.5’)PROPOSED VARIANCE45’-0” 8’-10”STAIR TOWER ROOF ACCESS TYP34’ - 2”34’ - 2”PL(CR ADJ TO UPRR)PL(CR ADJ TO UPRR)PLPL10’10’Page 29 of 89
0 8 16 321/16” = 1’-0” 24X36 SHEETNORTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)1NORTH ELEVATION - INTERIOR PLAZA OF BUILDING 21/16" = 1'-0" (24 X 36 SHEET)3SOUTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)2SOUTH ELEVATION - INTERIOR PLAZA BUILDING 11/16" = 1'-0" (24 X 36 SHEET)4*5281')/225#
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1422 MONTEREY MIXED-USE2212-01-RS122 2022A14BUILDING ELEVATIONS67’-4”TOP OF ELEVATOR SHAFTS TYP.70’-10”STAIR TOWER ROOF ACCESS TYP(262.6’)AVERAGE NATURAL GRADE(307.6’)MAX ALLOWABLE HEIGHT(316.5’)PROPOSED VARIANCE45’-0” 8’-10”(262.6’)AVERAGE NATURAL GRADE(307.6’)MAX ALLOWABLE HEIGHT(316.5’)PROPOSED VARIANCE45’-0” 8’-10”PL(CR ADJ TO R-2)PL(CR ADJ TO R-2)22’-3”22’-3”10’10’15’15’3’PL(CR ADJ TO R-2)PL(0’ SETBACK - VARIES)PL(0’ SETBACK - VARIES)PL(0’ SETBACK - VARIES)PL(SEE PLAN - SETBACK VARIES)Page 30 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A150 8 16 321/16” = 1’-0” 24X36 SHEETSITE SECTIONSRETAIL 1RETAIL 2RETAIL 33 BED2 BED3 BED2 BEDSTUDIO3 BED2 BED3 BED3 BED2 BED2 BED2 BED2 BED1 BED1 BED1 BED1 BED1 BED3 BED3 BED3 BED3 BED3 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BEDRES.LOBBYMAINT.CL.RETAIL3 BED3 BEDSTUDIORATEDSTAIRWELLRATEDSTAIRWELLRATEDSTAIRWELLTRASHCHUTESEXISTING NATURAL GRADE LINETRASH CHUTE COLLECTIONEXISTING NATURAL GRADE LINETEEN CENTER2 BED2 BED2 BED2 BEDROOF1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BEDSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIO1 BED1 BED1 BED1 BED1 BEDTRASH ROOMCOMMONTRASH CHUTE COLLECTIONTEEN CENTERTRASHTRASHCOMMONCOVEREDCOLUMNADEELEVATOR SHAFTJANITORS’ CLOSETSCORRIDORTRASHCHUTESCORRIDOROFFICE3 BEDSTUDIODECKSTUDIO1 BED1 BED3 BED3 BEDPLPLGROUND LEVEL PARKING ENTRY3-STORYPARKING GARAGEGROUND LEVEL PARKING ENTRYCALIFORNIABLVD.MONTEREY ST. MONTEREY ST.COURTYARD COURTYARDCOURTYARDPLPLPLPLPLLONGITUDINAL SECTION 11/16" = 1'-0" (24 X 36 SHEET)1LONGITUDINAL SECTION 21/16" = 1'-0" (24 X 36 SHEET)2CROSS-SECTION 11/16" = 1'-0" (24 X 36 SHEET)3CROSS-SECTION 21/16" = 1'-0" (24 X 36 SHEET)4*5281')/225#
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PL(CR ADJ TO R-2)22’-3”15’EXISTING CONCRETE CULVERT TO REMAIN APROXIMATELY 1.85’ BELOW PROPOSED FINISH FLOOR.EXISTING CONCRETE CULVERT TO REMAIN APROXIMATELY 1.85’ BELOW PROPOSED FINISH FLOOR.Page 31 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A16MONTEREY STREET PERSPECTIVESPage 32 of 89
02 4 81/4” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS122 2022A17BUILDING 2 PLAZA PERSPECTIVEPage 33 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A18BUILDING 1 PLAZA BIRDSEYEPage 34 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A19BUILDING 2 PLAZA BIRDSEYEPage 35 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A20PROJECT BIRDS EYEPage 36 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A21CALIFORNIA BLVD PHOTOMATCH PERSPECTIVEPROPOSED CONDITIONS @ CA BLVD/MONTEREY1PEXISTING CONDITIONS @ CA BLVD/MONTEREY1ENO EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDESNO CHANGE OR BLOCKING OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES FROM PUBLIC WAYPage 37 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A220 8 16 321/16” = 1’-0” 24X36 SHEETCOLOR AND MATERIALS, EXT WALL SCONCEAAAACBBDDDDCEEAABBCCFiber CementPaintedThunder GraySW7643Fiber CementPaintedFawn BrindleSW7640ConcreteEmpire PrecastAntique White C-006Smooth FinishDUPLEX ROOF ONLYAsphalt ShingleMission BrownGAFWALL SCONCEOW2207-PLAOld BronzeVisa LightingConcreteEmpire PrecastAntique White C-006Smooth FinishDUPLEX ROOF ONLYAsphalt ShingleBirchwoodGAFDDEEBrickGeneral ShalesOld ChestnutBUILDING 1 & DUPLEX 2BUILDING 2 & DUPLEX 1TYPICAL BUILDING LIGHT FIXTUREBrickGeneral ShalesCity HallStuccoMerlexIvory PowderLight Sand FinishStuccoMerlexIvory PowderLight Sand FinishStuccoMerlexGlacier WhiteLight Sand FinishStuccoMerlexGlacier WhiteLight Sand FinishOld BronzeOBRZPage 38 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A23DETAIL VIGNETTESACCENT COLUMNS W/ FIBER CEMENT TRIMACCENT PRECAST BAND TRIMSOLDIER COURSE PARAPET CAPFIBER CEMENT PANEL SYSTEMFIBER CEMENT ACCENT PANELSFIBER CEMENT PANEL SYSTEMBRICK VENEER EXTERIOR FINISHMETAL LOUVERED WINDOW AWNINGSMOOTH STUCCO EXTERIOR FINISHPLASTER PARAPET CAPPRECAST PARAPET CAP @ DECKSOLDIER COURSE SILLPRECAST PARAPET CAPBALCONY W/ METAL GUARDRAILPRECAST LEDGERMETAL LOUVERED WINDOW AWNINGSTUCCO CONTROL JOINTFIBER CEMENT ACCENT PANELSBRICK FACADE W/ SOLDIER COURSE CAPSMOOTH STUCCO EXTERIOR FINISHBRICK COLUMN W/ PRECAST WAINSCOTBUILDING 2 CA BLVD TOWER VIGNETTE2BALCONIES & BRICK FACADE VIGNETTE1BUILDING 1 PLAZA TOWER VIGNETTE2Page 39 of 89
04 8 161/4” = 1’-0” 24X36 SHEET8377'158327222 6)7((1&(17(5%('
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BUILDING 1 TRASH ROOM - ACCESSED BY ADJACENT 20’ WIDE DRIVE AISLE1BUILDING 2 TRASH ROOM - ACCESSED BY ADJACENT 12’ WIDE DRIVE AISLE1(ROOM IS ACCOMPANIED BY ADJACENT TRASH CHUTE. SEE SITE PLAN ON SHEET A3 FOR ACCESS TO PUBLIC WAY)(ROOM IS ACCOMPANIED BY ADJACENT TRASH CHUTE. SEE SITE PLAN ON SHEET A3 FOR ACCESS TO PUBLIC WAY)1422 MONTEREY MIXED-USE2212-01-RS122 2022A24TRASH ROOMS - ENLARGED PLANSPage 40 of 89
NORTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)1SOUTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)21422 MONTEREY MIXED-USE2212-01-RS122 2022A250 8 16 321/16” = 1’-0” 24X36 SHEETPRELIMINARY BUILDING SIGNAGE BLDG 1 SIGN 2BLDG 1 SIGN 1BLDG 1 SIGN 3BLDG 2 SIGN 2BLDG 2 SIGN 4BLDG 2 SIGN 3BLDG 1 SIGN 4BLDG 2 SIGN 1RAISED CHANNEL WALL SIGN (2.5’X 30' = 75 SF)RAISED CHANNEL WALL SIGN (3’X 16' = 48 SF)RAISED CHANNEL WALL SIGN (3’X 16' = 48 SF) WALL SIGN (4’X 20' = 80 SF)RAISED CHANNEL WALL SIGN (3’X 16' = 48 SF)RAISED CHANNEL SIGN (3’X 16' = 48 SF)RAISED CHANNEL WALL SIGN (1.5’X 12' = 18 SF)MONUMENT SIGN (2’ X 6' = 12 SF)Proposed Sign StatisticsBuilding 1 (4 Project Wall Signs - no illumination )* Raised Channel Wall Sign: (3) 141 S.F.Wall Sign: (1) 27 S.F.Total SF allowed per premises in C-R zone =Cumulative 200 SF and 4 Signs. Wall signs shall be a maximum of 100 S.F. per individual sign or 15% of the wall face by which they are hosted - whichever is lesser. All signs proposed intend to comply.Building 1 Signs Proposed: 168 SF and 4 SignsBuilding 2 (3 Project Wall Signs - no illumination, 1 Monument Sign )*Raised Channel Wall Sign: (3) 141 S.F.Monument Sign: (1) 12 S.F. (4’ Max height & 12 Max S.F. allowed in CR zone.) Total SF allowed per premises in C-R zone =Cumulative 200 SF and 4 Signs. Wall signs shall be a maximum of 100 S.F. per individual sign or 15% of the wall face by which they are hosted - whichever is lesser. All signs proposed intend to comply.Building 2 Signs Proposed: 153 SF and 4 Signs*Intregral illumination of signs not intended - any illumination of project signage will be accomplished via ambiance lighting fromattached building wall sconces that must be dark sky compliant. WEST ELEVATION1/16" = 1'-0" (24 X 36 SHEET)5NORTH ELEVATION - INTERIOR PLAZA OF BUILDING 21/16" = 1'-0" (24 X 36 SHEET)3SOUTH ELEVATION - INTERIOR PLAZA BUILDING 11/16" = 1'-0" (24 X 36 SHEET)4Page 41 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A26SOLAR 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 42 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A27SOLAR 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 43 of 89
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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 45 of 89
1422 MONTEREY MIXED-USE2212-01-RS210 R 2022SECOND AND THIRD FLOOR PLANX1Page 46 of 89
1422 MONTEREY MIXED-USE2212-01-RS210 R 2022SECOND AND THIRD FLOOR PLANX2Page 47 of 89
1422 MONTEREY MIXED-USE2212-01-RS210 R 2022SECOND AND THIRD FLOOR PLANX3Page 48 of 89
1422 MONTEREY MIXED-USE2212-01-RS210 R 2022SECOND AND THIRD FLOOR PLANX4$// &255,'25 :,1'2:6 21 7+,6 (/(9$7,21 12 81,7 )(1(675$7,21Page 49 of 89
1422 MONTEREY MIXED-USE2212-01-RS210 R 2022SECOND AND THIRD FLOOR PLANX5Page 50 of 89
1422 MONTEREY MIXED-USE2212-01-RS210 R 2022SECOND AND THIRD FLOOR PLANX6Page 51 of 89
GROUND FLOOR - DUPLEX 2 (DUPLEX 1 MIRRORED & WITH 274.9 FF)1/8" = 1'-0" (24 X 36 SHEET)1SECOND FLOOR - DUPLEX 2 (DUPLEX 1 MIRRORED)1/8" = 1'-0" (24 X 36 SHEET)2SECTION - DUPLEX 2 (DUPLEX 1 MIRRORED & REQUESTING 2’ SIDE SETBACK EXCEPTION DUE TO NEIGHBOR 1.4’ WALL ENCROACHMENT)1/8" = 1'-0" (24 X 36 SHEET)3DUPLEX 1 HEIGHT CALC:LOW POINT OF SITE: 274’HIGH POINT OF SITE: 271.4’AVG. NATURAL GRADE:(274’ + 271.4’) / 2 = 272.7’R-2 MAX HEIGHT ALLOWED= 35’272.7’ + 45’ = 307.7’(REFER TO ELEVATIONS)DUPLEX 2 HEIGHT CALC:LOW POINT OF SITE: 268.5’HIGH POINT OF SITE: 270.4’AVG. NATURAL GRADE:(268.5’ + 270.4’) / 2 = 269.45’R-2 MAX HEIGHT ALLOWED= 35’269.45’ + 35’ = 304.45’(REFER TO ELEVATIONS)1422 MONTEREY MIXED-USE2212-01-RS122 2022A30PALM STREET DUPLEXES -TYPICAL DRAWINGS'1$21(%('5220'83/(;81,7$21(%('5220'83/(;81,7%
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L269.2 FF(272.7’)AVERAGE NATURAL GRADE(297.4’ < ALLOWED 307.7’)MAX PROPOSED HEIGHT24’-8.5”(272.7’)AVERAGE NATURAL GRADE(297.4’ < ALLOWED 307.7’)MAX PROPOSED HEIGHT24’-8.5”(269.45’)AVERAGE NATURAL GRADE(291.7’ < ALLOWED 304.45’)MAX PROPOSED HEIGHT22’-3”(269.45’)AVERAGE NATURAL GRADE(291.7’ < ALLOWED 304.45’)MAX PROPOSED HEIGHT22’-3”22’-3”Page 52 of 89
1422 MONTEREY MIXED-USE2212-01-RS122 2022A31PALM STREET DUPLEXES - PERSPECTIVESPALM STREET PERSPECTIVE - DUPLEX 11PALM STREET PERSPECTIVE - DUPLEX 22Page 53 of 89
2212-01-RS122 2022C11422 MONTEREY MIXED-USEEXISTING CONDITIONS$&&(6632,17$&&(6632,17$&&(6632,17$&&(6632,17$&&(6632,17375 9$&$17 375 &200(5&,$/
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(;&(37,21 6(($/7$ 2%6(59$%/((9,'(1&(2)($6(0(176$1'256(59,78'(6 3(5,7(0 ( LL 2)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 54 of 89
2212-01-RS122 2022C21422 MONTEREY MIXED-USEPRELIMINARY GRADING AND DRAINAGE PLANPage 55 of 89
2212-01-RS122 2022C31422 MONTEREY MIXED-USEPRELIMINARY CUT/FILL EXHIBITPage 56 of 89
2212-01-RS122 2022C41422 MONTEREY MIXED-USEPRELIMINARY UTILITY PLANPage 57 of 89
2212-01-RS122 2022C51422 MONTEREY MIXED-USEPRELIMINARY STRIPING & SIGN PLANPage 58 of 89
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 59 of 89
02 4 81/4 SCALE 24X36 SHEET02 402 488CACACCCCCLE 24X36LESHEET21/4 SCS1/4 SCSSS22SCCHZ-8BLDG 1789111019202421222212-01-RS122 2022L21422 MONTEREY MIXED-USELANDSCAPE PLAN - BUILDING 1 PLAZAPage 60 of 89
02 4 81/4 SCALE 24X36 SHEET002002020220200000201/4 SCALE2222222222224444444444444444824X36SHEETBLDG 267111312142312421222212-01-RS122 2022L31422 MONTEREY MIXED-USELANDSCAPE PLAN - BUILDING 2 PLAZAPage 61 of 89
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 62 of 89
1422 Monterey Affordable Mixed Use
Project Narrative
1422 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 exception reduction of 13.9’ from the 20’ required riparian setback,
a maximum height exception of 8’‐10”, a 2’‐0” railroad side yard setback for duplex 1 due to
adjacent neighbor wall/building encroachment, and a density bonus of 65% as calculated
above. 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.
The project will utilize the R‐2 Street Yard Averaging on Palm St for Duplex 2. The project is
located in the R‐2 zone where a front street yard setback of 20 feet for Residential
structures/and or porches on the ground floor is required. (17.18.020 Table 2‐6). The proposed
structure to receive this setback averaging fronts onto Palm Street where none of the five
existing structures on this south side of Palm Street meet the current front yard setback
requirements and have an average setback of 10.5’ from the street. The project proposes a 20’
front yard setback for the conditioned portion of the structure but is utilizing the allowed street
yard averaging for this Duplex 2’s porch. In order to properly accomplish this porch articulation
for the front façade on Duplex 2 the project only needs a reduction of the street yard setback
by 5’ and thus providing a 15’ front setback instead of the required 20’ street yard setback. This
street yard averaging allows for a 10.5’ setback, therefore the proposed 15’ street yard setback
Page 63 of 89
works within the allowed parameters of Street Yard Averaging. This averaging is necessary to
accommodate a well‐articulated façade design, and to adequately park one space per unit for
this 100% affordable housing project.
The project requests the following Alternative Compliance:
1. Alternative Compliance for affordable senior housing required bicycle parking:
The project is requesting an Alternative Compliance for the bicycle parking for the
senior hosing portion of the project since this type of housing creates a project that
cannot be classified into the provided land use categories per section 17.72.070.D(2)(c).
While section 17.140.040.K.d specifies per state law that automobile parking for Senior
Housing shall be 0.5 spaces per bedroom – the municipal code does not touch the
category of Affordable Senior housing and as such it provides no direction for its bicycle
incentives – However, section 17.140.040.2 provides a matching auto to bicycle parking
ratio for general affordable housing. With this auto – bicycle matching ratio precedent
for all affordable projects, it would be justified to interpret that affordable senior
housing also have a matching ratio incentive for auto to bicycle – namely 0.5 spaces per
bedroom per state law. Senior housing is a demographic that likely would be less
inclined to be utilizing a bicycle. It would seem to be an ill‐advised burden to bicycle
park the affordable senior housing beyond state law ratio for autos parking of market
rate senior housing. Therefore, with the municipal code being moot on the land use
category of Affordable Senior Housing, this project has applied the justifiable
interpretation of concluding that the intent of 17.140.040.2 is to have bicycle parking
match the ratio of required auto parking for affordable projects. Therefore, in
compliance with state law, and utilizing the Alternative Compliance municipal code
vehicle, the project proposes the bicycle parking matches the 0.5 auto spaces required
per bedroom for its Affordable Senior Housing portion of the project.
The project requests the following discretionary exception:
1. Reduced Front and Street Side Yard Setback for Duplex 1 only: The project is located in
the R‐2 zone where a front yard setback of 20 feet does not allow unenclosed
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automobile parking spaces. (17.18.020 Table 2‐6). The project requests a directors
action in accordance with Section 17.70.170 (D)(2)(a) for a reduction of the Front
Setback by 5’ to accommodate a single unenclosed parking space as shown on the site
plan in front of Duplex 1’s front porch. The reduction of the front yard setback for
parking spaces to 15’ in lieu of the required 20’ is necessary in order to properly utilize
the site for 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 reduction is less of a request than
allowed per the Reduced Front and Street Side setbacks Exception (17.70.170
(D)(2)(a) that is applicable for Palm Street R‐2 zone.
b. It is consistent with or an improvement to the character of the neighborhood or
zone as the parking space setback reduction to 15’ provides ample room for
landscape buffering and vehicular maneuverability. Overall the design improves
the current nature of the street where existing structures and existing
unenclosed parking spaces are currently all well within the front yard setback;
c. The project front yard residential setback at 15’ instead of 20’ 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 (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 to utilize the site for its state allowed
80% density bonus – This is especially felt as the project site layout holistically
feels the squeeze of the site depth due to the 12’ offer dedication for the Class 1
Bicycle path along the longitudinal side of the site along Monterey Street. This
trickle effect to the depth of the site and the sloping topography makes the
placement of these Duplex’s and their parking spaces particularly tricky and
cumbersome especially as the project seeks to be a good neighbor and be a
100% fully parked project with a minimum of one parking space per unit.
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The project is requesting the following site development waiver in accordance with Zoning
Regulations 17.140.070 and government Code 65915(e)(1);
1. Edge Conditions Setback Waiver The property is located adjacent to the R‐2 zone, in
accordance with Section 17.70.050(D)(2), projects within the C‐R 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 northwestern property lines for
structures that are 1‐22 feet in height. The project proposes a minimum setback of 3
feet along the west property line where a varying setback up to 10 feet would normally
be required. In accordance with section 17.70.050(D)(2), the project is requesting this
exception because the proposed structure adjacent to the property line subject to these
edge conditions is limited to a submerged parking structure. The height of this parking
structure’s top‐most floor will be at 273’ finish surface with a 42” guard rail for a
maximum grade vertical height of 276.5’. The adjacent site has a varying existing grade
height from 271.5’ to 266.60’ making the tallest portion of this parking structure less
than 10’. The intention of the guardrail is utilitarian only for fall protection and
screening of parked cars for the adjacent neighbor and its overall appearance is aimed
to be a residential fence vernacular. Overall this parking structure would be the only site
structure that would require the edge conditions setback. The request is necessary as
the project proposes to be a fully parked project for a 100% affordable housing site that
is utilizing its entire site in order to achieve the 80% allowed state density bonus. The
project’s impact on the adjacent neighbor’s is mutually beneficial since such a parking
amenity helps ensures that the street parking on the adjacent residential Palm street
continues to be available for the same neighbors impacted by this edge condition
exception. Furthermore, the existing building on site does not maintain any setback and
is over 35’ tall – therefore the demolition of this structure and the replacement of it
with this parking structure is an improvement to the edge conditions for both of these
adjacent neighbors. Overall the setback exception is appropriate because;
a. The portion of the property that will be shaded by the expected development is
already in full shade due to existing building that was built without any setback
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from its property line – the proposed project would be reducing the amount of
shade the existing conditions provide;
b. Given the orientation of the project, the adjacent property neighbor will only be
shaded by the proposed structure in the early morning hours (before 10 am).
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 one‐third the height of existing
buildings at this property’s edge;
d. The portion of the adjacent property that receives the resulting shade of this
proposed parking structure already has trees of its own that will absorb all
resulting shade from the proposed structure while also screening any views;
e. No significant fire protection, emergency access, privacy or security impacts are
likely to result from the exception.
2. R‐2 zone Side Yard Setback Waiver for Duplex 1 only. The property is located adjacent
to the Union Pacific Railroad on its Southwest property line, in accordance with Section
17.70.170(D)(2)(e), buildings shall provide a 5’ ground floor side yard setback and an 8’
second floor setback. The adjacent property to the East of Duplex‐1 has an existing wall
encroachment of 1.4’ and a building encroachment of 0.95’. These encroachments force
the drive‐aisle and Duplex 1 structure 2’ closer to the Union Pacific Railroad property
line and thus directly cause the need for this side yard setback exception. The project
thus requests that the ground floor setback of 5’ be reduced to 4’, and the upper side
yard setback of 8’ be reduced to 6’. Overall, the setback exception is appropriate
because:
a. The portion of the property that will be shaded by the expected development is
a 100% utilitarian property use as the Union Pacific Railroad and thus the impact
of this structure will not be felt by any end‐users;
b. Given the orientation of the project, the adjacent property neighbor will only be
shaded by the proposed structure in the early morning hours (before 10am).
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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 removing existing trees along that
property line in order to build this Duplex 1;
d. No significant fire protection, emergency access, privacy or security impacts are
likely to result from the exception.
3. Creek Setback Reduction Waiver. The property is located adjacent to an open channel
that begins and ends in an existing 6‐foot‐wide box culvert and is part of the City’s MS4
which primarily flows underground. This open channel is approximately 34’ in length
and an average of 5’ in width. It is located at the north/east property line corner
adjacent to the neighboring office building that fronts CA BLVD. Zoning Regulations
Section 17.70.030.(G)(4) requires a 20‐foot setback from the top of bank. The project
has been designed with a 6.1’ 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, desire to provide public plazas along Monterey St, and limited
developable area of the property due to the 12’ depth offer dedication along Monterey
Street for the Class I Bike path. 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 aiming for a class 32 categorical exemption
from CEQA and 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
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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 retains the existing foliage within the open channel
footprint, 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 existing structures and existing site disturbance currently surrounding
this open channel – this 20’ setback does not apply generally to existing
structures on 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
neighbors also have existing structures within similar distances from this open
corridor.
f. Since all of the adjacent properties are developed and whose adjacent function
is utilitarian in nature (blank back wall of office building) 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
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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‐R zone which allows for a
maximum height of 45 feet (17.140.070(B)(3)). The project has been designed with a
maximum height of 54’ 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 54’ above average
natural grade. Compliance with the 45 foot maximum height would directly result in the
loss of 21 affordable residential units. In order to utilize allowed state density bonus, the
additional 9’ of maximum building height is necessary. The project has incorporated a
conservative flat roof design specifically to minimize its height and keep this reduction
request as low as feasibly all while strategically designing this site to properly utilize the
state density bonus law. Please see sheet A13 and A14 for elevations with height
calculations, average natural grade calculations, and dimensions/level lines above
allowed height to aid this evaluation.
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July 17, 2022
Ken Litzinger, CFO
San Luis Obispo Non-profit Housing Corporation
487 Leff Street
San Luis Obispo, CA 93401
Email: KLitzinger@haslo.org
Biological Resources Summary for the 1422 Monterey Mixed-Use Affordable & Senior Housing Project
1422 Monterey Street, City of San Luis Obispo, California
JBD Environmental Consulting (JBD) is pleased to submit this Biological Resources Summary for the 1422
Monterey Mixed-Use Project located on Assessor’s Parcel Numbers (APN) 001-137-015 and 001-137-
013, in the City of San Luis Obispo, California. It is our understanding San Luis Obispo Non-profit Housing
Corporation intends to submit a request for a discretionary setback exception from the City of San Luis
Obispo (City) due to the encroachment into the 20-foot setback associated with a drainage channel on
the property. This Biological Resources Summary was prepared to comply with Section 17.17.030 of the
City Zoning Regulations, Creek Setbacks, which establishes setback distances for different classes of
creeks in the City limits.
This report documents the existing conditions of the drainage channel and 100-foot buffer (Assessment
Area), identifies sensitive biological resources that represent potential constraints associated with a
discretionary setback exception, and provides recommendations to address any potential constraints
associated with the setback exception.
Project Location and Description
The proposed project is located at 1422 Monterey Street in the City of San Luis Obispo, California and
has been assigned APN 001-137-015 and 001-137-013. The parcels are depicted on the San Luis Obispo,
California United States Geological Survey (USGS) 7.5-minute topographic quadrangle and are within the
Central Coast Watershed, Hydrologic Unit Code Number 18060006 (USGS, NHD, 2022).
The Assessment Area is specifically located west of the intersection of Monterey Street and California
Boulevard (Appendix A). The approximate center of the Assessment Area on the property is
35°17'10.56"N, 120°39'18.56"W (WGS-84 datum). The property is in an urban landscape and is
surrounded by existing commercial development, residences, and paved roads.
The proposed mixed-use project will include 4,366 square foot of commercial space, 44 low-income
family residential units (building 1), 56 senior residential units (building 2), two palm street duplexes,
and a parking structure. Building 1 will occupy a footprint of 10,071 square feet, building 2 will occupy a
footprint of 8,046 square feet, both duplexes will occupy a combined footprint of 2,800 square feet, and
the parking structure will occupy a footprint of 11,966 square feet.
The northeastern corner of building 2 will encroach onto the 20-foot setback associated with an
unnamed drainage channel located on the northern boundary of the property.
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Methodology
This Biological Resources Summary consisted of a review of relevant literature followed by a
reconnaissance-level field survey. Queries of the California Department of Fish and Wildlife (CDFW)
California Natural Diversity Database (CNDDB) (2022), and the California Native Plant Society (CNPS)
Online Inventory of Rare and Endangered Plants of California (2022) were conducted to obtain
comprehensive information regarding state and federally listed species as well as other special status
species considered to have potential to occur within 3-miles of the Assessment Area. This was
determined to be a sufficient search radius around the site to identify special status and/or sensitive
resource that could potentially occur on the project site. Other sources of information about the site
included aerial photographs, topographic maps, geologic maps, climatic data, and project plans.
In addition, the following resources were reviewed for information about the property and regional
vicinity:
x Aerial photographs of the property and vicinity (Google Earth, 2022);
x USFWS Critical Habitat Portal (2022a);
x U.S. Fish and Wildlife Service (USFWS) IPaC list of federally listed species with potential to occur
within the project site and vicinity, included as (2022b);
x USFWS National Wetlands Inventory Online Wetlands Mapper (USFWS, 2022c); and
x CNPS California Rare Plant Rank (CRPR) list of sensitive plant species reported to occur within
the San Luis Obispo, California USGS 7.5-minute topographic quadrangle (2022);
Regulatory authority over biological resources is shared by Federal, State, and local authorities. Primary
authority for regulation of general biological resources lies within the land use control and planning
authority of local jurisdictions (in this instance, the City of San Luis Obispo). Therefore, the following
resources were also reviewed:
x City Tree Protection Policies
x City Zoning Regulations
x Conservation and Open Space Element
JBD principal biologist Jamie Deutsch conducted a field reconnaissance survey on April 13, 2022. The
survey was conducted to document the existing site conditions and to evaluate the potential for
presence of sensitive biological resources, including sensitive plant and animal species, sensitive plant
communities, potentially jurisdictional hydrologic features, and habitat for nesting birds protected by
Federal and State laws.
The habitat requirements for each regionally occurring special status species were assessed and
compared to the type and quality of the habitats observed on the property during the field survey.
Sensitive species were eliminated from consideration as having potential to occur on site due to lack of
suitable habitat, lack of suitable soils/substrate, and/or knowledge of regional distribution.
An inventory of all plant and animal species observed was compiled (Appendix C).
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Existing Conditions
This section summarizes the literature review and field survey results. The summary includes a
description of vegetation communities/land cover types, soils, hydrologic features, and general wildlife.
Vegetation/Land Cover Types
Vegetation communities land cover types documented in the Assessment Area include non-native
annual grassland, blackberry scrub, and developed/landscaped areas. Vegetation was classified and
mapped during the April 13, 2022 survey to characterize the Assessment Area and is discussed in more
detail below. Appendix A provides a map of these features.
Habitat characterizations were based on the classification systems presented in A Manual of California
Vegetation, Second Edition (MCV2; Sawyer et al., 2009) and Preliminary Description of Terrestrial
Natural Communities of California (Holland, 1986); but have been modified slightly to most accurately
reflect the existing site conditions. California Vegetation (Holland and Keil, 1995) and California Wildlife
Habitat Relationships (CWHR) were also referenced for describing the habitat types on the subject
property. Plant species nomenclature and taxonomy used for the Assessment Area follow treatments
within Baldwin et al. (2012).
Annual Grassland
Annual grassland occurs on the southwestern side of the Assessment Area. This vegetation community
displays evidence of frequent disturbance and very few native plants were observed. Non-native annual
grasses dominate and include slender wild oat (Avena barbata), foxtail brome (bromus madritensis), and
red brome (Bromus rubens). This area provides habitat for a variety of small mammals, including pocket
gopher (Thomomys bottae) and California ground squirrel (Otospermophilus beecheyi).
The non-native grassland habitat type within the site, as described by Holland (1986), corresponds most
closely with the Bromus (diandrus, hordeaceus) - Brachypodium distachyon Herbaceous Semi-Natural
Alliance described in MCV2 (Sawyer et al., 2009).
Blackberry Scrub
The banks around the channel are dominated by elm leaf bramble (Rubus ulmifolius var. anoplothyrsus)
with intermittent trees and shrubs consisting of Himalayan blackberry (Rubus armeniacus) and tree of
heaven (Ailanthus altissima). Understory herbaceous species higher up on the bank include non-native
herbs such as common sow thistle (Sonchus oleraceus) and bristly ox tongue (Helminthotheca echioides).
Lower on the bank, umbrella plant (Cyperus involucratus) and tall flat sedge (Cyperus eragrostis) were
also observed.
The blackberry habitat type within the site, as described by Holland (1986), corresponds most closely
with the Rubus armeniacus - Sesbania punicea - Ficus carica Shrubland Semi-Natural Alliance described
in MCV2 (Sawyer et al., 2009).
Developed/Landscaped
Developed/landscaped areas are largely devoid of vegetation and include parking lots, roads, and
structures. Landscaping is present around the perimeters and includes landscaped trees and shrubs such
oleander (Nerium oleander), bottlebrush (Callistemon citrinus), Peruvian pepper trees (Schinus mole),
and coast live oak (Quercus agrifolia).
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Developed areas are not classified in the MCV2 classification system (Sawyer et al., 2009) or the Holland
classification system (Holland, 1986), but are included in the CDFW CWHR as Urban (Mayer and
Laudenslayer, 1988).
Soils
The NRCS Web Soil Survey delineates one soil map unit within the Assessment Area: Concepcion loam, 5
to 9 percent slopes (USDA-NRCS 2022). This moderately well drained soil consists of alluvium derived
from sedimentary rock. Depth to the water table is more than 80 inches and these soil types have a
runoff class of very high. Site-specific soil observations are generally consistent with those mapped by
the NRCS Web Soil Survey.
Hydrologic Features
An above-ground open channel enters the Assessment Area via an underground box culvert and is open
for approximately 35 feet prior to entering another box culvert and running belowground. Outside the
Assessment Area, the channel connects to the City’s mainline which runs down Monterey Street. It is
assumed the mainline eventually connects to San Luis Obispo Creek.
The above-ground channel section shows evidence of past human alteration, including banks
stabilization activities and vegetation trimming/removal. Due to the presence of a rocky substrate,
vegetation is sparse within the bed of the channel. Water in the channel is predominately fed by urban
development runoff, landscaping, and stormwater runoff upslope of the Assessment Area. The channel
is mapped an “open channel” in the City’s Storm Drain Utility Grid Map and is part of the City’s MS4
which primarily flows underground.
The width of the low-flow channel ranges from three to six feet, with an average depth of three inches.
Ordinary high-water mark (OHWM) indicators include a break in bank slope, change in vegetation cover,
change in average sediment texture, and the presence of bed and bank. Wetland vegetation, hydric
soils, and wetland hydrology were all documented in the channel.
The channel may be considered waters of the U.S. under Clean Water Act Sections 404 and 401, and
could be subject to USACE and RWQCB jurisdictions. The channel contains a defined bed and bank as
well as riparian understory; therefore, it may also be subject to CDFW jurisdiction which includes the
channel and riparian habitats up to the top of the bank.
Sensitive Resources
Local, state, and federal agencies regulate special status species and other sensitive resources and
require an assessment of their presence or potential presence to be conducted on-site prior to the
approval of any proposed development on a property. This section discusses sensitive resources in the
regional vicinity and evaluates the potential for the Assessment Area to support other sensitive
resources. Assessments for the potential occurrence of special status species are based upon known
ranges, habitat and/or soil requirements for the species, species occurrence records from the CNDDB,
species occurrence records from other sites in the vicinity of the project site and the condition of
habitats present on the property.
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Special Status Plant Species
Special status plant species are defined as the following:
x Plants listed or proposed for listing as threatened or endangered under the Federal Endangered
Species Act (FESA) (50 Code of Federal Regulations [CFR] Section 17.12 for listed plants and
various notices in the Federal Register for proposed species).
x Plants that are candidates for possible future listing as threatened or endangered under the
FESA.
x Plants that meet the definitions of rare or endangered species under the California
Environmental Quality Act (CEQA) (State CEQA Guidelines Section 15380).
x Plants considered by CNPS to be “rare, threatened, or endangered” in California (CNPS Ranks
1A, 1B, 2A, and 2B).
x Plants listed or proposed for listing by the State of California as threatened or endangered under
the California Endangered Species Act (CESA) (14 California Code of Regulations [CCR] Section
670.5).
x Plants listed under the California Native Plant Protection Act (California Fish and Game Code
Section 1900 et seq.).
x Plants considered sensitive, rare, or otherwise protected by local agencies or jurisdictions
No special status plants were observed in the Assessment Area during the field survey. There are
multiple CNDDB occurrences of special status plants in the regional vicinity of the property; however,
the disturbed nature of the site does not provide suitable habitat for any of the special status plants
known to occur. Due to the lack of suitable habitat, implementation of a creek setback exception would
not result in additional impacts to special status plants.
Special Status Wildlife Species
Special status animal species are defined as the following:
x Animals listed or proposed for listing as threatened or endangered under the FESA (50 CFR 17.11
for listed animals and various notices in the Federal Register for proposed species).
x Animals that are candidates for possible future listing as threatened or endangered under the
FESA.
x Animals protected under the Migratory Bird Treaty Act (16 United States Code [USC] Section
703-711) and the Bald and Golden Eagle Protection Act (16 USC Section 668).
x Animals that meet the definitions of rare or endangered species under CEQA (State CEQA
Guidelines Section 15380).
x Animals listed or proposed for listing by the State of California as threatened and endangered
under the CESA (14 CCR 670.5).
x Animal species of special concern to CDFW.
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x Animal species that are fully protected in California (California Fish and Game Code, sections
3511 [birds], 4700 [mammals], and 5050 [reptiles and amphibians]).
x Native birds, nests, and eggs under California Fish and Game Code sections 3503 and 3503.5
No special status animals, or sign thereof, were documented in the Assessment Area during the field
survey. The open channel contains marginally suitable habitat for the following special status reptiles
and amphibians known to occur in the regional vicinity.
x California red-legged frog (Rana draytonii) – Federal Threatened and State Species of Special
Concern
x Western pond turtle (Actinemys (=Emys) marmorata) – State Species of Special Concern
x Coast range newt (Taricha torosa) – State Species of Special Concern
The channel does not contain suitable breeding habitat for these species and there is no riparian
corridor connecting the above-ground channel section to suitable breeding habitat. Therefore, the
potential for occurrence is very low. If these species were to occur, the potential for occurrence is
limited to the channel and surrounding vegetation which could provide foraging and/or basking habitat.
Foraging and basking habitat are not anticipated to be affected as the channel and surrounding riparian
vegetation occur outside the disturbance footprint. Project related disturbance associated with
construction of Building 2 will occur up to the curb bordering the parking lot on the southwest side of
the channel. The parking lot does not contain suitable habitat for these species. Therefore, no direct
impacts to potentially suitable foraging or basking habitat are expected. Indirect impacts to potential
foraging habitat and water quality will be avoided with the implementation of Avoidance and
Minimization Recommendation 2 described below.
The remaining species documented by the CNDDB within the regional vicinity have highly specialized
habitat requirements that are not present in the Assessment Area. This conclusion is based upon known
ranges, habitat preferences for the species, and species occurrence records in the vicinity of the
property from the CNDDB.
Nesting Birds
No large trees suitable for raptor nesting or roosting bats were observed within the Assessment Area. In
addition, no depilated structures potentially suitable for roosting bats were observed.
The property and immediate vicinity contain structures, trees and shrubs that provide suitable nesting
habitat for birds protected by CFGC (Section 3500). Several species of birds common to the area that
typically nest in the habitats found on the property, such as house finch, were detected during the
survey. Implementation of a creek setback exception may result in the removal of additional trees which
otherwise would have remained. Implementation of a creek setback exception would not result in
additional impacts to nesting birds with the implementation of Avoidance and Minimization
Recommendation 1 described below.
Sensitive Plant Communities
No CNDDB listed sensitive natural communities are present on the property. Implementation of a creek
setback exception would not result in additional impacts to sensitive plant communities.
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USFWS-designated Critical Habitats
No USFWS-designated critical habitat for federally threatened or endangered species occurs on the
property. Implementation of a creek setback exception would not result in additional impacts to critical
habitat.
Riparian Habitats
The Assessment Area contains riparian habitat, which may be under CDFW jurisdiction pursuant to
Section 1600 et seq. of the California Fish and Game Code. This habitat is limited to the blackberry
thicket lining the banks of the channel. The project has been designed to avoid this vegetation
community and no impacts are expected. Implementation of a creek setback exception would not result
in additional impacts to riparian habitat.
Federal and State Waters and Wetlands
Due to the presence of an OHWM and wetland characteristics, the channel meets the definition of a
USACE jurisdictional feature and may also be regulated by the RWQCB under both the Clean Water Act
and the Porter-Cologne Act. In addition, the channel, including associated riparian vegetation, meets the
definition of a CDFW-jurisdictional streambed. The project has been designed to fully avoid all
potentially jurisdictional areas. Indirect impacts which may occur as a result of a creek setback exception
would include impacts to water quality from earth moving activities. Implementation of a creek setback
exception would not result in additional impacts to Federal and State Waters and Wetlands with the
implementation of Avoidance and Minimization Recommendation 2 described below.
Resources Protected by Local Policies and Ordinances
The project would be required to comply with Section 17.17.030 of the City Zoning Regulations, Creek
Setbacks, which establishes setback distances for different classes of creeks. For the open channel, the
required setback is 20 feet. Zoning Regulations setbacks are defined in terms of the distances from the
top of bank or edge of riparian drip line, whichever is farther from the creek, that development is
permitted to occur. Building 2 will encroach a maximum of 13.9 feet into the 20-foot setback; therefore,
a discretionary setback exception will be requested from the City and suitable recommendations will be
implemented to reduce impacts to the channel as a result of the encroachment.
The City regulates tree removal within its jurisdiction under the Tree Ordinance No. 1544 2010 Series
(Section 12.24.090). Implementation of a creek setback exception may result in additional tree removal
or trimming on the subject property. If required by the City, a tree removal permit will be obtained from
prior to the onset of tree removal activities. A determination of applicability for Tree Ordinance No.
1544 2010 Series would have been necessary regardless of the creek setback exception. The City’s
Conservation and Open Space Element (COSE) includes goals that address biological resources. The
following COSE policies define the local regulatory setting in the Assessment Area: Policy 7.3.2 Species of
Local Concern and Policy 7.7.9 Creek Setbacks. Additionally, Chapter 12.08 Urban Water Quality
Management and Discharge Control from the City’s Municipal Code contains sections to protect water
quality.
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Avoidance and Minimization Recommendations
Nesting Birds
The following recommendation will be implemented to comply with Policy 7.3.2 and Appendix A from
the COSE:
Recommendation 1: Nesting Bird Avoidance and Minimization
x If work is planned to occur between February 1 and September 15, a qualified biologist will
survey the project area for nesting birds within one week prior to construction and/or
demolition activities beginning on site. If nesting birds are located on or adjacent to the work
area, they shall be avoided until the young have successfully fledged or the nest is no longer
deemed active. A non-disturbance buffer of 50 feet will be placed around non-listed, passerine
species, and a 250-foot buffer will be implemented for raptor species. All activity will remain
outside of that buffer until a qualified biologist has determined that the young have fledged or
that proposed construction activities would not cause adverse impacts to the nest, adults, eggs,
or young. If buffer zones are determined to be infeasible, a full-time qualified biological monitor
must be on-site to monitoring construction within the buffer zones to ensure active nests and
nesting birds are not impacted. If special-status avian species are identified, no work will begin
until an appropriate buffer is determined in consultation with the CDFW, and/or the USFWS.
Jurisdictional Waters
The following recommendation will be implemented to comply with Chapter 12.08 Urban Storm Water
Quality Management and Discharge Control from the City’s Municipal Code:
Recommendation 2: Implementation of Best Management Practices
x Prior to construction activities in areas within 20 feet of the channel, a setback area of 5-feet
from the outer edge of riparian vegetation will be fenced with orange construction fencing and
signed to prohibit entry. Once construction in the 20-foot setback is complete, the fencing may
be removed.
x To control sedimentation during and after project implementation, silt fencing shall be installed
adjacent to, and outside the orange construction fencing.
x During construction, no litter or construction debris shall be placed within the setback. All such
debris and waste will be picked up daily and properly disposed of at an appropriate site. In
addition, all project-generated debris, building materials, and rubbish will be removed from the
setback and from areas where such materials could be washed into the channel.
x Any substances which could be hazardous to aquatic species resulting from project-related
activities will be prevented from entering the channel.
x All refueling, maintenance, and staging of equipment and vehicles shall occur at least 50 feet
from the channel and in a location where a potential spill would not drain directly toward the
channel. Prior to the onset of work activities, a plan will be in place for prompt and effective
response to any accidental spills.
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Other Local Policies and Ordinances
The following recommendation will be implemented to comply with Section 17.17.030 of the City Zoning
Regulations:
Recommendation 3: Creek Setback Exception
x A discretionary setback exception will be requested from the City due to an encroachment of
13.9 feet into the 20-foot setback around the channel.
The following recommendation will be implemented to comply with Section 12.24.090 from the City
Tree Ordinance No. 1544 2010 Series:
Recommendation 4: Tree Removal Permit
x The City regulates tree removal within its jurisdiction. Implementation of a discretionary setback
exception may result in the removal of naturally occurring native trees. If trees will be removed,
a tree removal permit application will be submitted to the City.
Conclusion
The Assessment Area is highly disturbed and is surrounded by existing development. No special status
plants or animals are expected to be impacted as a result of the setback exception. Implementation of
Recommendation 2 will ensure compliance with Chapter 12.08 Urban Storm Water Quality
Management and Discharge Control from the City Municipal Code.
The Assessment Area and immediate vicinity provides nesting opportunities for birds protected under
CFGC. Implementation of Recommendation 1 will ensure compliance with Policy 7.3.2 and Appendix A
from the COSE.
Due to site constraints, the project will be required to enter 13.9 feet of the 20-foot setback required in
the City Zoning Regulations. Implementation of Recommendation 3 will ensure compliance with Section
17.17.030 of the City Zoning Regulations.
A discretionary setback exception may result in the removal of native trees. Implementation of
Recommendation 4 will ensure compliance with Section 12.24.090 from the City Tree Ordinance No.
1544 2010 Series.
Thank you for the opportunity to assist you with this important project. Please contact me if you have
any questions or need additional information.
Sincerely,
JBD Environmental Consulting, LLC
Jamie Deutsch, QSP/D
Principal Biologist
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References
Baldwin, B.G., D.H. Goldman, D.J. Keil, R. Patterson, T.J. Rosatti, and D.H. Wilken, editors. 2012. The
Jepson Manual: Vascular Plants of California, Second Edition. University of California Press.
Berkeley, California.
California Department of Fish and Wildlife. 2022. List of Sensitive Natural Communities. April 4, 2022.
California Department of Fish and Wildlife. 2022. California Natural Diversity Database, Rarefind V.
Accessed December 2021.
California Native Plant Society. 2022. Inventory of Rare and Endangered Plants. V.8-03-0.39. Updated
online and accessed via: www.rareplants.cnps.org.
Google Earth. 2022. Available at: http://earth.google.com/
Sawyer, J. O., T. Keeler-Wolf, and J.M. Evens. 2009. A Manual of California Vegetation, Second Edition.
California Native Plant Society, Sacramento, California.
United States Department of Agricultural (USDA), Natural Resources Conservation Service (NRCS). 2022.
Web Soil Survey. Accessed December 2021.
https://websoilsurvey.sc.egov.usda.gov/App/HomePage.htm.
U.S. Fish and Wildlife Service. 1973. The Endangered Species Act of 1973, as amended (16 U.S.C 1531 et
seq.).
U.S. Fish and Wildlife Service. 2022a. Critical Habitat Portal. Available at:
https://ecos.fws.gov/ecp/report/table/critical-habitat.html
U.S. Fish and Wildlife Service. 2022b. Information for Planning and Consultation online project planning
tool. Available at: https://ecos.fws.gov/ipac/
U.S. Fish and Wildlife Service. 2022c. National Wetland Inventory Data Mapper Available at:
https://www.fws.gov/wetlands/Data/Mapper.html
United States Geological Survey. 2022. National Hydrography dataset. via The National Map.
https://viewer.nationalmap.gov/advanced-viewer/.
University and Jepson Herbaria, University of California, Berkeley. 2022. http://ucjeps.berkeley.edu/.
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Appendix A – Site Maps
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Page 82 of 89
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Setback Encroachment
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Appendix B – Photographs
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Photograph 1. View northwest from Monterey Street of annual
grassland bordering southern side of open channel.
Photograph 2. View northeast of trees and pavement bordering
southwestern side of open channel
Photograph 3. View southwest of trees and pavement bordering
northeastern side of open channel
Photograph 4. View south of open channel and box culvert before
channel goes below ground.
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Appendix C – Plant and Animal Species
Observed Within the Assessment Area
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Scientific Name Common Name Status Origin (Native or
Introduced)
Plants
Trees
Ailanthus altissima Tree of Heaven None Introduced, Cal-IPC
Moderate
Callistemon citrinus Crimson bottlebrush None Introduced (Planted)
Juglans hindsii Northern California black walnut None Native
Nerium oleander Oleander None Introduced (Planted)
Quercus agrifolia Coast live oak None Native
Schinus molle Peruvian pepper tree None Introduced, Cal-IPC
Limited
Ulmus procera English Elm None Introduced (Planted)
Shrubs/Vines
Frangula californica California coffeeberry None Native
Rosa californica California wild rose None Native
Rosa chinensis China rose None Introduced
Rubus armeniacus Himalayan blackberry None Introduced
Rubus ulmifolius var. anoplothyrsus Elm leaf bramble None Introduced
Herbs
Brassica nigra Black mustard None Introduced, Cal-IPC
Moderate
Cyperus involucratus Umbrella plant None Introduced
Cyperus eragrostis Tall flatsedge None Native
Helminthotheca echioides Bristly ox-tongue None Introduced, Cal-IPC
Limited
Heterotheca grandiflora Telegraph weed None Native
Erodium cicutarium red-stemmed filaree None Introduced, Cal-IPC
Limited
Tropaeolum majus Nasturtium None Introduced
Sonchus oleraceus Common sowthistle None Introduced
Grasses
Avena barbata Slender wild oat None Introduced; Cal-IPC -
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Scientific Name Common Name Status Origin (Native or
Introduced)
Moderate
Bromus diandrus ripgut brome None Introduced; Cal-IPC -
Moderate
Bromus hordeaceus soft chess None Introduced, Cal-IPC
Limited
Bromus madritensis foxtail brome None Introduced
Bromus rubens red brome None Introduced; Cal-IPC -
High
Cynodon dactylon Bermuda grass None Introduced; Cal-IPC -
Moderate
Festuca myuros rattail fescue None Introduced; Cal-IPC -
Moderate
Wildlife
Carpodacus mexicanus house finch None Native
Cathartes aura turkey vulture None Native
Corvus brachyrhynchos American crow None Native
Otospermophilus beecheyi California ground squirrel None Native
Thomomys sp. Gopher (sign) None Native
Zenaida macroura Mourning dove None Native
CRPR – California Rare Plant Rank, defined in California Native Plant Society Online Inventory and CDFW California Natural Diversity Database.
Cal-IPC – California Invasive Plant Council
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