HomeMy WebLinkAbout11-14-2022 ARC Agenda Packet
Architectural Review Commission
AGENDA
Monday, November 14, 2022, 5:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
The City of San Luis Obispo has returned to in-person meetings. Zoom participation will not be
supported. For those attending in-person, City facilities will be at limited capacity and masks are
strongly recommended.
INSTRUCTIONS FOR PUBLIC COMMENT:
Public Comment prior to the meeting (must be received 3 hours in advance of the meeting):
Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990
Palm Street, San Luis Obispo, California, 93401.
Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your
email, please include the date of the meeting and the item number (if applicable). Emails will not
be read aloud during the meeting.
Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the
agenda item number you are calling about, and leave your comment. Verbal comments must be
limited to 3 minutes. Voicemails will not be played during the meeting.
*All correspondence will be archived and distributed to members, however, submissions received
after the deadline will not be processed until the following day.
Public Comment during the meeting:
Meetings have returned to an in-person format. To provide public comment during the meeting,
you must be present in the Council Chambers.
Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy,
Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire
to utilize electronic visual aids to supplement their oral presentation are encouraged to provide
display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the
City Clerk's Office at cityclerk@slocity.org or (805) 781-7114.
Pages
1.CALL TO ORDER
Chair Mayou will call the Special Meeting of the Architectural Review
Commission to order.
2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
The public is encouraged to submit comments on any subject within the
jurisdiction of the Architectural Review Commission that does not appear on this
agenda. Although the Commission will not take action on items presented during
the Public Comment Period, the Chair may direct staff to place an item on a
future agenda for discussion.
3.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Architectural Review Commission to pull an item for discussion. The
public may comment on any and all items on the Consent Agenda within the
three-minute time limit.
3.a.CONSIDERATION OF MINUTES - OCTOBER 17, 2022
ARCHITECTURAL REVIEW COMMISSION MINUTES
5
Recommendation:
To approve the Architectural Review Commission Minutes of October
17, 2022.
4.PUBLIC HEARINGS
Note: The action of the Architectural Review Commission is a recommendation
to the Community Development Director, another advisory body, or to City
Council and, therefore, is not final and cannot be appealed.
4.a.2730 MCMILLAN AVE. REVIEW OF A FOUR-STORY MIXED-USE
DEVELOPMENT CONSISTING OF 44 RESIDENTIAL UNITS, 490
SQUARE FEET OF COMMERCIAL SPACE, A SIGN PROGRAM, AND
SITE IMPROVEMENTS. THE PROJECT IS SUBMITTED UNDER SB
330 AND INCLUDES A DENSITY BONUS REQUEST
9
Recommendation:
Review the project in terms of its consistency with the Community
Design Guidelines and Sign Regulations and provide a recommendation
to the Community Development Director. The project is categorically
exempt from environmental review under Section 15332 (In-Fill
Development Projects) of the California Environmental Quality Act
(CEQA).
5.COMMENT AND DISCUSSION
5.a.CONTINUED REVIEW OF THE 2023-2025 ARCHITECTURAL
REVIEW COMMISSION GOAL-SETTING AND THE FINANCIAL
PLAN/BUDGET PROCESS
41
Recommendation:
Continue reviewing the 2021-2023 Architectural Review Commission
(ARC) goals, take public testimony, and identify Commission goals and
work program items for the 2023-2025 Financial Plan.
5.b.STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Senior Planner Rachel Cohen.
6.ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled
for December 5, 2022 at 5:00 p.m. in the Council Chambers at City Hall, 990
Palm Street, San Luis Obispo.
LISTENING ASSISTIVE DEVICES are available -- see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7114 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
Agenda related writings or documents provided to the Architectural Review
Commission are available for public inspection on the City’s website, under the
Public Meeting Agendas web page: https://www.slocity.org/government/mayor-
and-city-council/agendas-and-minutes. Meeting video recordings can be found
on the City’s website:
http://opengov.slocity.org/WebLink/Browse.aspx?id=60946&dbid=0&repo=CityCl
erk
1
Architectural Review Commission Minutes
October 17, 2022, 5:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Architectural Review
Commissioners
Present:
Commissioner Robert Arens, Commissioner Michael Clark,
Commissioner Michael DeMartini, Chair Ashley Mayou
Architectural Review
Commissioners
Absent:
Commissioner Kelley Abbas, Commissioner Jacob Domine, Vice
Chair Brian Pineda
City Staff Present: Senior Planner Rachel Cohen, Deputy City Clerk Kevin Christian
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Architectural Review Commission was
called to order on October 17, 2022 at 5:03 p.m. in the Council Chambers at City
Hall, 990 Palm Street, San Luis Obispo, by Chair Mayou.
2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
3. CONSENT
3.a CONSIDERATION OF MINUTES - SEPTEMBER 19, 2022, AND
OCTOBER 3, 2022, ARCHITECTURAL REVIEW COMMISSION MINUTES
Motion By Commissioner Arens
Second By Commissioner Clark
To approve the Architectural Review Commission Minutes of September
19, 2022, and October 3, 2022.
Ayes (4): Commissioner Arens, Commissioner Clark, Commissioner DeMartini,
and Chair Mayou
Absent (3): Commissioner Abbas, Commissioner Domine, and Vice Chair Pineda
CARRIED (4 to 0)
Page 5 of 42
2
4. PUBLIC HEARINGS
4.a 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
Housing Coordinator Kyle Bell presented the staff report and responded to
Commission inquiries.
Scott Smith, Executive Director of the Housing Authority of San Luis
Obispo, introduced the affordable housing aspect of the project, and
applicant representative Scott Martin, Principal RRM Design Group,
provided an overview of the project design considerations and responded
to Commission questions.
Chair Mayou opened the Public Hearing.
Public Comments:
Krista Jeffries
Miles Couch
Teresa Trejo
--End of Public Comment--
Chair Mayou closed the Public Hearing
Motion By Commissioner Arens
Second By Commissioner DeMartini
Continue the item to a date uncertain with direction to reduce the amount
of parking and adjust the massing of the corner along the intersection of
Monterey and California Streets to provide greater relief along the street
façade.
Ayes (4): Commissioner Arens, Commissioner Clark, Commissioner
DeMartini, and Chair Mayou
Absent (3): Commissioner Abbas, Commissioner Domine, and Vice Chair
Pineda
CARRIED (4 to 0)
Page 6 of 42
3
5. COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Senior Planner Rachel Cohen provided an update of upcoming projects.
5.b 2023-2025 ARCHITECTURAL REVIEW COMMISSION GOAL-SETTING
AND THE FINANCIAL PLAN/BUDGET PROCESS
Community Development Director Michael Codron reviewed the current
Major City Goals, the City Goal setting process, and the roll of the
Advisory Bodies in the process. Senior Planner Rachel Cohen presented
the current commission goals and responded to Commission inquiries.
The Commission discussed the 2021-2023 Architectural Review
Commission goals and additional possible focus items for the 2023-25
goals and continued the item to the next meeting.
6. ADJOURNMENT
The meeting was adjourned at 6:49 p.m. The Architectural Review Commission
will hold a Special Meeting on November 14, 2022, at 5:00 p.m. in the Council
Chambers at City Hall, 990 Palm Street, San Luis Obispo. The Regular Meetings
of November 7, 2022, and November 21, 2022, will be canceled.
_________________________
APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/2022
Page 7 of 42
Page 8 of 42
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A FOUR-STORY MIXED-USE DEVELOPMENT CONSISTING
OF 44 RESIDENTIAL UNITS, 490 SQUARE FEET OF COMMERCIAL SPACE, A SIGN
PROGRAM, AND SITE IMPROVEMENTS. THE PROJECT IS SUBMITTED UNDER SB
330 AND INCLUDES A DENSITY BONUS REQUEST
PROJECT ADDRESS: 2730 McMillan Ave BY: Hannah Hanh, Associate Planner
Phone Number: (805) 781-7432
FILE NUMBERS: ARCH-0243-2022 and Email: hhanh@slocity.org
AFFH-0533-2022
APPLICANT: Covelop Holdings, LLC FROM: Rachel Cohen, Senior Planner
REPRESENTATIVE: Thom Jess, Arris Studio Architects
RECOMMENDATION
Review the project in terms of its consistency with the Community Design Guidelines and
Sign Regulations and provide a recommendation to the Community Development
Director. The project is categorically exempt from environmental review under Section
15332 (In-Fill Development Projects) of the California Environmental Quality Act (CEQA).
1.0 PROJECT DESCRIPTION AND SETTING
The project is a new four-story mixed-use development that includes 44 residential units,
490 square feet of commercial space, a n approximate 2,300-square-foot private roof
deck, nine (9) 40-square-foot patios on the ground floor, 28 40-square-foot balconies on
the upper floors, a sign program, and site improvements. The project would be
constructed on an approximate 1.11 gross acre lot that is vacant and undeveloped in the
Manufacturing (M) Zone and include associated improvements such as access, private
and public parking, and landscaping (Attachment A, Project Plans).
Housing Crisis Act of 2019 (Senate Bill [SB] 330)
The project has been submitted as an eligible housing project (i.e., mixed -use
developments that designate two-thirds or more of the square footage for residential use)
under the Housing Crisis Act of 2019 (SB 330) and will be processed in compliance with
vested rights, which include a limitation of up to five (5) public hearings. This is hearing
number 1 of the 5 allowable hearings.
Density Bonus
To facilitate development of the project, the applicant is requesting a 20 percent density
bonus in exchange for dedicating a minimum five (5) percent of residential units to very
low-income households per the State Density Bonus Law. The density bonus request also
includes a concession to exceed the maximum building height, application of parking
ratios for residential units as allowed by the State Density Bonus Law, and reductions of
development standards related to (1) ground floor limitations for a mixed -use
development, (2) parking lot setbacks, and (3) parking space setbacks (Attachment B,
Density Bonus Request).
Meeting Date: 11/14/2022
Item Number: 4a
Time Estimate: 30 minutes
Page 9 of 42
Item 4a
ARCH-0243-2022 and AFFH-0533-2022 (2730 McMillan Ave)
Architectural Review Commission Report – November 14, 2022
In accordance with Section 17.140.040 (Standard Incentives for Housing Projects),
application of a 20 percent density bonus allows the total number of residential units for
the project to increase from a base density of 19.92 units to 24 units (rounded up). To
qualify for the 20 percent density bonus, the applicant is proposing to dedicate two units
(i.e., one studio and one one-bedroom) in order to satisfy the minimum requirement of
providing five (5) percent of the base density to very low-income households.
One incentive or concession is allowed for projects that dedicate a minimum five (5)
percent of units to very low-income households per Section 17.140.070(A)(1) (Alternative
or Additional Incentives). The applicant is requesting a concession for the project to
incorporate a building height of 48 feet, where the maximum height is 35 feet in the M
Zone. This concession would facilitate construction of additional r esidential units on the
upper stories to result in cost reductions that allow the project to provide for affordable
housing costs or rents.
The applicant is also requesting to apply parking ratios for the residential units as allowed
by the State Density Bonus Law and provide one (1) space per studio or one -bedroom
and 1.5 space per two-bedroom, inclusive of parking for persons with a disability and
guests. The project would provide 46 parking spaces for the residential units.
Per Chapter 4.3 (Density Bonuses and Other Incentives) of the Government Code
(Sections 65915-65918), a project qualifying for a density bonus may receive other forms
of assistance such as waivers or reductions of development standards that physically
preclude construction of the project at its permitted density and with the granted
incentive(s) and/or concession(s). The applicant is requesting reductions of the following
development standards in the Zoning Regulations:
Section 17.70.130(D)(1)(a) (Mixed-Use Developments, Ground Floor Limitations)
– Reduce the residential ground floor area maximum and provide 83 percent of the
first 50 feet of ground floor area and 69 percent of the building frontage for
residential uses, where the maximum is 50 percent of the ground floor space within
the first 50 feet of floor area of each building face adjacent to a street and 30
percent of the building frontage. This reduction would allow construction of
additional residential units on the ground floor.
Table 2-21 (M Zone Development Standards, Parking Lot Setback) – Reduce the
required parking lot setback to zero (0) feet, where the minimum is five (5) feet,
along Morrison Street. This reduction would allow the project to provide a parking
area adjacent to the public right-of-way.
Section 17.70.170(C)(10) (Enclosed and Unenclosed Parking Spaces in Front or
Street Side Setbacks) – Reduce the required parking space setback to zero (0)
feet within the front / street side setback, where the minimum is 20 feet, along
Morrison Street. This reduction would allow vehicles to park and exit directly onto
the street.
Page 10 of 42
Item 4a
ARCH-0243-2022 and AFFH-0533-2022 (2730 McMillan Ave)
Architectural Review Commission Report – November 14, 2022
The Community Development Director will review the density bonus and associated
concession and reduction requests proceeding review and recommendation by the
Architectural Review Commission (ARC).
General Location:
The project would be constructed on a
vacant lot adjacent to developed lots at
the intersection of McMillan Avenue
and Morrison Street.
General Plan Land Use and Zoning
Designations:
Services and Manufacturing land use
designation; M Zone
Surrounding Zoning Designations
and Uses:
North: Service Commercial Zone with
Historic Overlay (C-S-H) / Public
Facilities (PF); Union Pacific Railroad,
Sinsheimer Park
East: C-S-H / PF; Union Pacific Railroad, Sinsheimer Park
South: M Zone; warehousing, light manufacturing, and office uses
West: M Zone; warehousing, lighting manufacturing, and business services
2.0 PROPOSED DESIGN
Architecture: Contemporary four-story building
Design Details: Flat roofs, metal sidings, metal awnings, cantilevered private balconies,
roof deck amenity, and street-oriented commercial space
Colors: Muted earth-tone colors, including white, gray, terracotta, and blue
Materials: Metal sidings and smooth stucco
Figure 1 – Project Site
Page 11 of 42
Item 4a
ARCH-0243-2022 and AFFH-0533-2022 (2730 McMillan Ave)
Architectural Review Commission Report – November 14, 2022
3.0 FOCUS OF REVIEW
Per Section 17.106.040(A)(1) (Recommendations from Advisory Bodies), the ARC’s role
for Moderate Development Review applications is to (1) evaluate the project for
consistency with design principles and objectives in the Community Design Guidelines,
purpose of sign programs in the Sign Regulations, and applicable City standards, and (2)
provide a recommendation to the Community Development Director regarding building,
site, and sign designs.
Figure 2 – Rendering at the Intersection of McMillan Avenue and Morrison Street
Page 12 of 42
Item 4a
ARCH-0243-2022 and AFFH-0533-2022 (2730 McMillan Ave)
Architectural Review Commission Report – November 14, 2022
The project, density bonus, and associated concession and reduction requests will be
evaluated in further detail by the Community Development Director proceeding the ARC’s
recommendation and subject to required findings and conditions.
Figure 3 – Rendering at the End of McMillan Avenue
Page 13 of 42
Item 4a
ARCH-0243-2022 and AFFH-0533-2022 (2730 McMillan Ave)
Architectural Review Commission Report – November 14, 2022
4.0 DESIGN GUIDELINES / DISCUSSION ITEMS
The project must be consistent with requirements of the General Plan, Zoning
Regulations, Community Design Guidelines (CDG), and Sign Regulations. Staff has
identified discussion items related to consistency with applicable guidance in the CDG
and Sign Regulations below.
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
Chapter 3 – Commercial and Industrial Project Design
Chapter 5 – Residential Project Design
Chapter 6 – Site Planning and Other Design Details
Section 15.40.470 – Sign Standards by Sign Type
§2.1(E): Coordinate Site
Elements with Buildings
§3.1(C)(5): Screening
§6.1(B): Fences and Walls
The CDG states that the design and placement of site
elements, such as fences and walls, should be coordinated
with the building. These elements should also be of the same
quality, in design and materials, as the building. Additionally,
screening provided by fences and walls can protect and
separate uses and site functions to provide safety, security,
and privacy. The ARC should discuss the quality and
placement of the existing six-foot-high black chain-link fence
along the railroad, and whether any fence or wall
improvements are necessary to comply with the CDG.
§5.2(F): Exterior Finish
Materials
The CDG states that no residential structure should have a
carefully designed and detailed facade facing the street, and
use bland, featureless stucco or other simple materials on the
other exterior building walls. Each residential structure should
look like the same building from all sides. The ARC should
discuss whether the elevations not facing the street include
high-quality materials and details, and whether any design or
material changes are necessary to comply with the CDG.
§6.6: Signs
§15.40.470(A): Wall Signs
The Sign Regulations require a sign program for new mixed-
use developments. The CDG states the design, color,
materials, scale, and location of signs should consider and
complement the architecture of the building. The proposed
sign program consists of three (3) signs, which include two (2)
wall signs and one (1) directory sign. The project is requesting
to deviate from the maximum height, number, and location for
wall signs. The ARC should discuss whether the sign program
creates a complementary and appropriate set of signs for the
development, and whether any design changes are necessary
to comply with the CDG and Sign Regulations.
Page 14 of 42
Item 4a
ARCH-0243-2022 and AFFH-0533-2022 (2730 McMillan Ave)
Architectural Review Commission Report – November 14, 2022
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required1
Maximum Density 23.98 density units per
0.83 net acre2
24 density units per net
acre
Minimum Setbacks
Front/Street Side – Buildings3
Front/Street Side – Parking Lot
Side – North
Side – East
Rear
15 feet
0 feet – Morrison Street4
99 feet, 10 inches
59 feet, 1 inch
55 feet, 11 inches
15 feet
5 feet
None
None
None
Maximum Height 48 feet5 35 feet
Maximum Lot Coverage 27.9% 75%
Maximum Floor Area Ratio 1.0 1.5
Inclusionary Housing 2 very low-income units
(Studio and one-bedroom) Exempt
Public Art Onsite contribution Onsite, offsite, or in-lieu
contribution
Maximum Sign Area
Maximum Number of Signs
Wall Sign #1
Location
Number
Size
Height
Wall Sign #2
Location
Number
Size
Height
Directory Sign
28.25 square feet
3 signs
No public entrance
Two on same building face
19.5 square feet
Fourth-story
Public entrance
Two on same building face
3.75 square feet
First-story
5 square feet
200 square feet
2 signs
Public entrance
One per building face
100 square feet
Second-story
Public entrance
One per building face
100 square feet
Second-story
12 square feet
1 2022 Zoning Regulations
2 Based on a 0.83 net acre, a maximum of 19.92 density units is permitted. After accounting for the 20%
density bonus request and fractional unit calculations, 23.98 density units may b e permitted, which allows
for the 44 dwelling units proposed.
3 Setback standard for buildings over 20 feet in height
4 Requested reduction to required parking lot setback as part of the density bonus.
5 Requested concession to exceed maximum building height as part of the density bonus.
Page 15 of 42
Item 4a
ARCH-0243-2022 and AFFH-0533-2022 (2730 McMillan Ave)
Architectural Review Commission Report – November 14, 2022
Tree Removal
(Authority of City Arborist) No tree removals --
Number of Vehicle Spaces
Electric Vehicle (EV)
Motorcycle
476
5 EV ready
24 EV capable
2
56
5 EV ready
24 EV capable
2
Number of Bicycle Spaces
Short-term
Long-term
98
10
88
98
10
88
Environmental Review
Categorically exempt from environmental review under
CEQA Guidelines Section 15332 (In-Fill Development
Projects)
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 and
Sign Regulations 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 and Sign Regulations.
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 of the project. An action recommending denial of the
application should include findings that cite the basis for denial and reference
inconsistency with the General Plan, Zoning Regulations, Community Design
Guidelines, Sign Regulations, or other policy documents.
7.0 ATTACHMENTS
A – ARCH-0243-2022 Project Plans
B – AFFH-0533-2022 Density Bonus Request
6 Request to utilize parking ratios for residential units as allowed by the State Density Bonus Law.
Page 16 of 42
DateSEPTEMBER 6, 2022SheetScaleA1.02730 McMILLAN AVENUESAN LUIS OBISPOATTACHMENT APage 17 of 42
DateSEPTEMBER 6, 2022SheetScaleA1.1ADDRESS:2730 McMILLAN AVENUEAPN:053-212-022SITE AREA:GROSS SITE AREA:1.11 ACRES (48,280 SF)NET SITE AREA:0.83 ACRES (36,119 SF)LOT COVERAGE ALLOWED:75%LOT COVERAGE PROPOSED:28% (10,086 SF / 36,119 SF)FLOOR AREA RATIO ALLOWED:1.50FLOOR AREA RATIO PROPOSED: 1.00 (36,140 SF / 36,119 SF)ZONING:M (MANUFACTURING)ADJACENT ZONING:M (MANUFACTURING)USE:EXISTING USE:VACANT - CORPORATION YARDPROPOSED USE:MIXED-USE (COMMERCIAL & RESIDENTIAL)LOCATION OF GROUND FLOOR RESIDENTIAL UNITS: *REQUIRED:NO MORE THAN 50% OF FIRST 50' OF BUILDINGS FACING A STREET AND NO MORETHE 30% OF BUILDING FRONTAGEPROPOSED:83% OF FIRST 50' & 69% OF FRONTAGETYPE OF CONSTRUCTION:TYPE VASPRINKLERS:YES (NFPA-13)OCCUPANCIES:B / R-2BUILDING AREA:COMMERCIAL SPACE:490 SFCIRCULATION & UTILITY SPACE: 7,150 SFRESIDENTIAL SPACE:28,500 SFTOTAL BUILDING AREA: 36,140 SFNUMBER OF APARTMENTS:STUDIO UNITS: 16 UNITS (450 SF)1 BEDROOM UNITS (SMALL): 22 UNITS (595 SF)1 BEDROOM UNITS (LARGE):3 UNITS (900 SF)2 BEDROOM UNITS:3 UNITS(900 SF)TOTAL UNITS: 44 UNITSDENSITY ALLOWABLE: **BASE DENSITY: 19.92 DU (24 DU/ACRE x 0.83 ACRES)DENSITY BONUS:3.98 DU(19.92 DU x 20% BONUS)TOTAL ALLOWED: 24.00 DU (23.90 DU ROUNDS UP TO 24.00 DU)DENSITY PROPOSED:(16) STUDIO UNITS: 8.00 DU (16 x 0.50 DU)(22) 1 BEDROOM UNITS (<600 SF): 11.00 DU (22 x 0.50 DU)(3) 1 BEDROOM UNITS (>600 SF): 1.98 DU (3 x 0.66 DU)(3) 2 BEDROOM UNITS:3.00 DU(3 x 1.00 DU)(44) TOTAL UNITS: 23.98 DUBUILDING HEIGHT: ***ALLOWABLE: 35'PROPOSED: 48'SITETHIS PROPOSED HORIZONTAL MIXED-USE PROJECT INCLUDES A SINGLE COMMERCIALSPACE ON THE GROUND FLOOR AND RESIDENTIAL "FOR RENT" APARTMENTS.THE BUILDINGS WILL BE IN CHARACTER WITH THE ADJACENT INDUSTRIAL AESTHETIC ANDWILL BE FOUR STORIES IN HEIGHT.PARKING FOR BOTH THE RESIDENTIAL AND COMMERCIAL USES IS PROVIDED IN ONSITESURFACE PARKING LOTS. ALL THE PARKING SPACES ARE LOCATED ONSITE. A PORTION OFTHE PARKING BACK OUT ONTO MORRISON STREET SIMILAR TO THE PRIVATE PARKING THATBACKS OUT ONTO PEPPER STREET ELSEWHERE IN SAN LUIS OBISPO.THE PROJECT IS UTILIZING THE CALIFORNIA STATE AFFORDABLE HOUSING DENSITY BONUSPROGRAM (CA GOVERNMENT CODE SECTION 69515). REFER TO PROJECT DATA FORADDITIONAL INFORMATION.THE PROJECT WILL COMPLY WITH THE INCLUSIONARY HOUSING REQUIREMENTS BYPROVIDING TWO VERY-LOW INCOME UNITS PURSUANT TO THE CALIFORNIA STATE DENSITYBONUS PROGRAM.ALTHOUGH THE EXACT USE FOR THE COMMERCIAL SPACE HAS NOT BEEN DETERMINED.THESE PLANS ARE BASED ON THE SPACE BEING USED FOR "BUSINESS SERVICES".THE PROJECT WILL COMPLY WITH THE PUBLIC ART REQUIREMENTS IN SECTION17.70.140(A)(2) BY INSTALLING ART ONSITE. THE ART HAS YET TO BE DETERMINED.ARCHITECTARRIS STUDIO ARCHITECTS1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401ATTN: THOM JESSPHONE: (805) 547-2240EMAIL: TJESS@ARRIS-STUDIO.COMA1.0 COVER SHEETA1.1 PROJECT INFORMATIONA1.2 NEIGHBORHOOD MAPA1.3 EXISTING CONDITIONSA2.0 ARCHITECTURAL SITE PLANA3.0 FIRST & SECOND ROOF PLANSA3.1 THIRD & FOURTH FLOOR PLANSA4.0 PERSPECTIVESA4.1 PERSPECTIVESA5.0 BUILDING ELEVATIONSA5.1 BUILDING ELEVATIONSA6.0 BUILDING SECTIONA7.0 SCHEMATIC SITE LIGHTING PLANA8.0 COLORS & MATERIALS BOARDA9.0 SIGN PROGRAMC1.1 PRELIMINARY GRADING & DRAINAGE PLANC1.2 TRUCK TURNING EXHIBITC2.1 PRELIMINARY UTILITY PLANL1.0 LANDSCAPE PLANPARKING REQUIRED: ****STUDIO UNIT: 16 SPACES (16 UNITS x 1 SPACES/UNIT)1 BEDROOM UNITS: 25 SPACES (25 UNITS x 1 SPACES/UNIT)2 BEDROOM UNITS: 4.5 SPACES (3 UNITS x 1.5 SPACES/UNIT)VISITORS: 0 SPACESCOMMERCIAL SPACE:1 SPACE (490 SF @ 1 SPACE/300 SF)TOTAL REQUIRED: 47 SPACES (46.5 SPACES ROUNDS UP TO 47 SPACES)PARKING PROVIDED: *****PRIVATE PARKING: 47 SPACES (COUNTS TOWARD REQUIRED PARKING)PUBLIC PARKING:3 SPACES(DOES NOT COUNT TOWARD REQUIRED PARKING)TOTAL PARKING PROVIDED: 50 SPACESBIKE PARKING REQUIRED:COMMERCIAL SHORT TERM: 1 BIKES (490 SF x 1 SPACE PER 1,000 SF)RESIDENTIAL UNITS SHORT TERM: 9 BIKES (44 UNITS / 5)RESIDENTIAL UNITS LONG TERM:88 BIKES(44 UNITS x 2 SPACES PER UNIT)TOTAL REQUIRED: 98 BIKESBIKE PARKING PROVIDED:SHORT TERM BIKES: 10 BIKESLONG TERM BIKES:88 BIKESTOTAL PROVIDED: 98 BIKESMOTORCYCLE PARKING REQUIRED: 2 SPACES (47 SPACES / 20)MOTORCYCLE PARKING PROVIDED: 2 SPACESEV PARKING REQUIRED:EV READY: 5 SPACES (10% OF 47 SPACES)EV CAPABLE: 24 SPACES (50% OF 47 SPACES)EV PARKING PROVIDED:EV READY:5 SPACESEV CAPABLE:24 SPACES* THE APPLICANT IS REQUESTING A WAIVER PURSUANT TO CALIFORNIA GOVERNMENT CODESECTION 65915(e) FOR RELIEF FROM CITY OF SAN LUIS OBISPO ZONING REGULATIONS SECTION17.70.130(D)(1)(a) WHICH STATES THAT RESIDENTIAL UNITS SHALL NOT OCCUPY MORE THE 50%OF THE GROUND FLOOR SPACE WITHIN THE FIRST 50 FEET OF THE FLOOR AREA MEASURED FROMEACH BUILDING FACE ADJACENT TO A STREET TOWARD THE REAR OF THE BUILDING, WITH NOMORE THAN 30% OF THE BUILDING FRONTAGE TO BE OCCUPIED BY RESIDENTIAL USES. NOTGRANTING THIS WAIVER WOULD HAVE THE EFFECT OF PHYSICALLY PRECLUDING THECONSTRUCTION OF A DEVELOPMENT MEETING THE DEVELOPMENT CRITERIA AT THE DENSITYPROPOSED.** PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 95915(f) THE APPLICANT ISPROVIDING 5% OF THE BASE DENSITY DWELLING UNITS AS VERY-LOW INCOME UNITS (ONESTUDIO (UNIT 104) AND ONE 1-BEDROOM UNIT (UNIT 210) (1.0 DU)) (19.92 DU x 5% = 1.0 DU) INEXCHANGE FOR A 20% DENSITY BONUS. PER SECTION 95915(d)(2)(A) THE APPLICANT SHALLRECEIVE ONE INCENTIVE OR CONCESSION.*** THE APPLICANT IS REQUESTING TO USE AN AFFORDABLE HOUSING CONCESSION PURSUANT TOCALIFORNIA GOVERNMENT CODE SECTION 65915(d) FOR AN INCREASE IN THE ALLOWABLEBUILDING HEIGHT IN THE CITY OF SAN LUIS OBISPO ZONING REGULATIONS SECTION 17.40.020TABLE 2-21. THE INCREASED HEIGHT DOES NOT CREATE A SPECIFIC, ADVERSE IMPACT UPONHEALTH, SAFETY, OR THE PHYSICAL ENVIRONMENT BECAUSE THE HEIGHT IS CONSISTENT WITHOTHER BUILDINGS IN THE CITY AND THE FIRE DEPARTMENT HAS REVIEWED THE PLANS ANDDETERMINED THAT IT CAN ADEQUATELY SERVICE THE BUILDING AT THE PROPOSED HEIGHT.COMPLYING WITH THIS REQUIREMENT WOULD HAVE THE EFFECT OF PHYSICALLY PRECLUDINGTHE CONSTRUCTION OF A DEVELOPMENT MEETING THE DEVELOPMENT CRITERIA AT THE DENSITYPROPOSED.**** PER CALIFORNIA GOVERNMENT CODE SECTION 65915(p)(1), THE DEVELOPER IS REQUESTINGTHAT THE PARKING RATIOS, INCLUSIVE OF HANDICAPPED AND GUEST PARKING BE AS FOLLOWS:- STUDIO & ONE BEDROOM: ONE ON-SITE PARKING SPACE- TWO & THREE BEDROOMS: ONE AND ONE-HALF ON-SITE PARKING SPACES- FOUR AND MORE BEDROOMS: TWO AND ONE-HALF PARKING SPACESONSITE SPACES MAY BE PROVIDED THROUGH TANDEM, COVERED, OR UNCOVERED PARKING.REQUESTING THESE PARKING STANDARDS DOES NOT COUNT AS AN INCENTIVE ORCONCESSION.***** THE APPLICANT IS REQUESTING A WAIVER PURSUANT TO CALIFORNIA GOVERNMENT CODESECTION 65915(e) TO ALLOW ONSITE PARKING TO BE LOCATED WITHIN THE OTHERWISEREQUIRED 5 FOOT SETBACK AND TO ALLOW THIS ONSITE PARKING TO EXIT DIRECTLY ONTO THESTREET. THIS PARKING ARRANGEMENT IS SIMILAR TO OTHER PARKING ALLOWED WITHIN THE CITY(PEPPER STREET) AND DOES NOT CREATE A SPECIFIC, ADVERSE IMPACT UPON HEALTH, SAFETY,OR THE PHYSICAL ENVIRONMENT BECAUSE MORRISON STREET IS A LIGHTLY TRAVELEDDEAD-END STREET. NOT GRANTING THIS WAIVER WOULD HAVE THE EFFECT OF PHYSICALLYPRECLUDING THE CONSTRUCTION OF A DEVELOPMENT MEETING THE DEVELOPMENT CRITERIAAT THE DENSITY PROPOSED.OWNERCOVELOP1135 SANTA ROSA STREET, SUITE 210SAN LUIS OBISPO, CA 93401ATTN: DAMIEN MAVISPHONE: (805) 781-3133EMAIL: DMAVIS@COVELOP.NET2730 McMILLAN AVENUESAN LUIS OBISPOCIVIL ENGINEERABOVE GRADE ENGINEERING245 HIGUERA STREETSAN LUIS OBISPO, CA 93401ATTN: SCOTT STOKESPHONE: (805) 540-5115EMAIL: SCOTT@ABOVEGRADEENGINEERING.COM THE FOLLOWING INFORMATION IS PROVIDED FOR THE PURPOSE OF SUBMITTING ACOMPLETE "PRELIMINARY APPLICATION" WITHIN THE MEANING OF GOVERNMENTCODE § 65589.5(H)(2) AND § 65941.1(A):1. THE APN OF THE PROJECT IS 053-212-022. THE APPLICABLE ADDRESS IS 2730McMILLAN STREET, SAN LUIS OBISPO, CA 93401. THE LEGAL DESCRIPTION ISPROVIDED IN THE PRELIMINARY TITLE REPORT ACCOMPANYING THISAPPLICATION.2. THE EXISTING SITE IS VACANT3. THE SITE PLAN, ELEVATIONS AND MATERIALS ARE SET FORTH IN THIS PLAN SET.AND THE SCOPE OF THE PROPOSED PROJECT IS DESCRIBED IN THE PROJECTDESCRIPTION ON THIS SHEET.4. THERE ARE NO KNOWN SPECIES OF SPECIAL CONCERN LOCATED ON SITE5. ENVIRONMENTAL HAZARDS: A. THE SITE IS NOT LOCATED IN A FIRE HAZARDAREA6. THE SITE IS NOT LOCATED IN A WETLANDS AREA7. THE SITE IS NOT LOCATED ON AN EARTHQUAKE FAULT ZONE8. THE SITE IS NOT LOCATED ON A SPECIAL FLOOD HAZARD9. THE SITE IS NOT LOCATED ON A HAZARDOUS WASTE SITE10. THE SITE IS NOT LOCATED WITHIN A 100-YEAR FLOODPLAIN11. THERE ARE NO STREAMS OR OTHER RESOURCES THAT COULD BE SUBJECT TO ASTREAMBED ALTERATION AGREEMENT12. THERE ARE NO KNOWN HISTORIC OR CULTURAL RESOURCES ON THEPROPERTY.10. THE NUMBER OF BELOW MARKET RATE UNITS AND THEIR AFFORDABILITY LEVELSIS SET FORTH ON THIS SHEET.11. THE APPLICANT'S REQUEST FOR BONUS UNITS, INCENTIVES, CONCESSIONSAND WAIVERS IS SET FORTH ON THE SHEET12. THE PROPERTY IS NOT LOCATED IN A COASTAL ZONE.13. THERE ARE NO ENVIRONMENTAL FEATURES THAT WOULD BE SUBJECT TO ASAA AND THE SITE DOES NOT CONTAIN ANY CREEKS OR WETLAND AREAS.14. PER THE PRELIMINARY TITLE REPORT AND A SURVEY THAT WAS CONDUCTED,THERE DO NOT APPEAR TO BE ANY PUBLIC EASEMENTS OR PUBLIC RIGHT OFWAY AFFECTING THE SITE OTHER THAN THE DEDICATIONS THAT MAY BEREQUIRED AS PART OF THIS DEVELOPMENT APPLICATION.ATTACHMENT APage 18 of 42
DateSEPTEMBER 6, 2022SheetScaleA1.2PROJECT SITEMULTIFAMILY(PROPOSED / UNDER CONSTRUCTION)MULTIFAMILY(EXISTING)GOODS AND SERVICES(EXISTING)GOODS AND SERVICES(FUTURE)SITE500'1,000'2,000'ATTACHMENT APage 19 of 42
ADJACENT COMMERCIALADJACENTCOMMERCIALPROJECTSITEDateSEPTEMBER 6, 2022SheetScaleA1.3ATTACHMENT APage 20 of 42
12345678910111213141516171819202122232425262728293536343031323337 38 39 40 41 42 43 44 45 46 47P1P2 P3EV(R)EV(R)EV(R)EV(R)EV(R)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)EV(C)PARKING37 SPACESPRIVATE PARKING10 SPACESTRASHPUBLICPUBLIC10' EASEMENT / SETBACKTO BUILDINGS <20' TALL15' SETBACK TOBUILDINGS >20' TALL15'-0"55'-11"26'-0"18.4'(2) MOTORCYCLESPACESCOMPLETE CUL-DE-SACAS PART OF PROJECTNEW 4-STORYBUILDINGAREA OF DEDICATION TOR.O.W. IN MORRISON STREET(N) PROPERTY LINEAT BACK OF R.O.W.(N) BUILDING4 STORIESPUBLIC PARKING3 SPACES15'-0"17'-0"13'-0"8.6' x 18.4' PARKINGSPACE COMPLETELYON PRIVATEPROPERTY (DOESNOT OVERHANGINTO R.O.W.)6' WIDE RAISED BARRIERFREE CONCRETE SIDEWALKTO CONNECT THEBUILDING, ONSITEPARKING, BIKE PARKINGAND ANY OTHER AMENITIESEV(R) = EV READYEV(C) = EV CAPABLESHORT TERM BIKESTORAGE (4 BIKES)8.7' x 18' STANDARD SIZEPARKING SPACE(INCLUDING 2' OVERHANG)SHORT TERM BIKESTORAGE (6 BIKES)8'-0"ONSITEPARKINGDRIVE AISLEON STREETPARKINGTRASH ENCLOSURE -SEEDETAILS THIS SHEET43.3' MIN.BAY WIDTHFIRE RISER CLOSETAREA OF DEDICATION TOR.O.W. IN MCMILLAN AVE(N) PROPERTY LINEAT BACK OF R.O.W.PED ACCESSUP TO (3)4-YARD BINS+ ORGANICSCONCRETEAPRON15'-0"13'-0"20'-0"STEEL GATES-TYPICALCMU BLOCKWALLS6'-0"4'-0"STEEL TRELLISSLOPE DIRECTION- 1.5% TYPICALSTEEL PEDESTRIANGATECMU BLOCKWALLSSTEEL GATES-TYPICALNOTE:TRASH ENCLOSURE TO COMPLYWITH CITY OF SLO REQUIREMENTSDateSEPTEMBER 6, 2022SheetScaleA2.01" = 40'-0"NORTH02040NOTE:THERE ARE NO EXISTING TREES ON THE SITEAND NO PROPOSED TREE REMOVALS1" = 40'-0"1" = 10'-0"ATTACHMENT APage 21 of 42
1011 BED1031 BED1051 BED106STUDIO1071 BED1081 BED1101 BED111STUDIO109STUDIO104STUDIO102STUDIOSTAIR1STAIR2ELEVLOBBY/LEASINGUTILITYBIKE STORAGE(56 BIKES)COMMERCIAL490 SFCORRIDORCORRIDOR126'-6"9'-6"35'-1"24'24'9'-10"14'-9"125'-5"35'-5"18'-1"24'24'23'-11"13'27'-6"6'20'7'-6"7'-4"20'-2"6'27'-6"61'61'9'-5"BIKE STORAGE INSTUDIO UNITS -TYP.2011 BED2031 BED2051 BED206STUDIO2081 BED2091 BED2131 BED212STUDIO2101 BED204STUDIO202STUDIOSTAIR1STAIR2ELEVUTILITYCORRIDORCORRIDOR126'-6"9'-6"35'-1"24'24'33'-11"125'-5"35'-5"18'-1"24'24'23'-11"12'27'-6"6'20'7'-6"7'-4"20'-2"6'27'-6"61'61'2072 BEDBIKE STORAGE INSTUDIO UNITS -TYP.DateSEPTEMBER 6, 2022SheetScaleA3.01" = 20'-0"NORTH01020ATTACHMENT APage 22 of 42
3011 BED3031 BED3051 BED306STUDIO3081 BED3091 BED3131 BED312STUDIO3101 BED304STUDIO302STUDIOSTAIR1STAIR2ELEVUTILITYCORRIDORCORRIDOR126'-6"9'-6"35'-1"24'24'33'-11"125'-5"35'-5"18'-1"24'24'23'-11"12'27'-6"6'20'7'-6"7'-4"20'-2"6'27'-6"61'61'3072 BEDBIKE STORAGE INSTUDIO UNITS -TYP.4011 BED4031 BED4051 BED406STUDIO4081 BED4091 BEDROOFDECK404STUDIO402STUDIOSTAIR1STAIR2ELEVUTILITYCORRIDOR126'-6"9'-6"35'-1"24'24'33'-11"125'-5"35'-5"18'-1"24'24'23'-11"12'27'-6"6'20'7'-6"7'-4"20'-2"6'27'-6"61'61'4072 BEDBIKE STORAGE INSTUDIO UNITS -TYP.DateSEPTEMBER 6, 2022SheetScaleA3.11" = 20'-0"NORTH01020ATTACHMENT APage 23 of 42
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McMILLAN AVENUEEMORRISON STREETSTOPPRESIDENTIALFFE = 235.00FCOMMERCIALIAFFE = 230.65END GARDEN WALL, ALLOWEGNDRAINAGE TO FLOW SOUTHWESTOWESSTSAGAIBY-PASSING V-GUTTERV-GSIAS,GBGB238.60 TW235.60 FG23566606006660000H POINTPOH PPHIGH HHHHHHHHHHHHHPPPPGGGGGGHHGGGFOR RR FLOWLOWRR FRRFFFFFFFFFFF238.00 TW237.00 FG237.44 TWW236.94 FG238.00 TW235.40 FG()(N) GARDEN WALLAALL3' MAX HEIGHT()(N) IN-LINE CURB RAMP()()(N) CORNERNCURB RAMPA()URB, GUTTERTcc& SIDEWALKWAc,cCURB, GUTTERT& SIDEWALKW,DRRIVEWAY APRONRIVEWAY APRONRIVEWAY APRONRIVEWAY APRONODRRIAAAARRRRVVVVEEEERRRRRRRRSIDEWALKEWSIDEWALKB RAMPRACURB RB CSIDEWALKCURB RAMPUTTERUTTERUTTERUTTERUTTERUTTERUTTERUTTERUTTERUTTERUTTERUTTERUTTERUTTERUTTERUTTERUTTERUTTERVALLEY GUVALLEY GUVALLEY GUVALLEY GUVALLEY GUVALLEY GUVALLEY GUVALLEY GUVALLEY GVALLEY GVALLEY GVALLEY GVALLEY GVALLEY GVALLEY GVALLEY GVALLEY GVALLEY GUUUUUUUUUUUUGGUTTERCURB, GRWALKWA& SIDEWDEW& SWW,CURB RAMPUURRUUCURB RAMPURLIMITS OF PAVINGCONCRETE SPANDRELAR()CONNECT TO (E)O (E)CURB, GUTTERUTE& SIDEWALKALEWAAL()(N) STOP SIGNAND STRIPING()NTED CURBRRED LLLRED PAINTED CURBBBBBBRED PAINTED CUTRRRED PAINTED CURBRED PARED PAINTED CURBRBD PRRRRLIMITS OF PAVINGLNLIMITS OF PAVINGIN(N) ASPHALT()(N) ASPHALTNL()(N) ASPHALTHT()DESIGNED:SHEET:DATE:JOB NUMBER:PLOT BY: AGE03PLOT DATE: Sep 09, 2022 - 8:25amDrawing name: N:\2022\22095-2730-McMillan-(William's Mixed Use)\Civil\Condocs\Sheetfiles\22095-C1.1-GD.dwgENGINEER OF RECORD:DATE:NO.REVISIONDATEC1.1DRAWN:SJSDLL22095JULY 14, 2022McMILLAN MIXED - USE2730 McMILLAN STREET, SAN LUIS OBISPO, CAAGENCY APPROVAL:PRELIMINARY GRADING &DRAINAGE PLAN( IN FEET )1 INCH = FT.102020 400APPROXIMATE EARTHWORK INFORMATION:CUT 3,300 CYFILL 300 CYNET 3,000 CY FILLAREA OF DISTURBANCE0.92 ACNOTE:THE EARTHWORK QUANTITIES SHOWN ARE FOR BONDING AND ESTIMATINGPURPOSES ONLY AND ARE CALCULATED FROM APPROXIMATE SUBGRADE TOEXISTING SURFACE. THE QUANTITIES DO NOT TAKE CERTAIN FACTORS INTOACCOUNT, INCLUDING, BUT NOT LIMITED TO SUBGRADE, AREA OFOVEREXCAVATION AND RECOMPACTION, SHRINKAGE AND EXPANSION OF THESOIL. THE CONTRACTOR IS RESPONSIBLE FOR CALCULATING EARTHWORKQUANTITIES FOR BIDDING AND CONSTRUCTION PURPOSES.ATTACHMENT APage 32 of 42
McMILLAN AVENUEEMORRISON STREETSTOPPOPSTSSS7.00' B0' SS0ACK-UPPK-UAC15.00'8.00'012.0000'0000000R20.00'R206.00'.006.00'6.0035.00'R3500R0(E) 41.75'RE56.75'()((E) CNTR OFE) CNR OFNN((E(41.75'R4.7'RRR44()(()(N) CNTR OFN35.00'R()6.00'.0064.00'5.00'012.00'2.0'ANAANAANAN12.00'NANNN8.00'0RESIDENTIALFFE = 235.00FCOMMERCIALIAFFE = 230.6512.00'0'2.01STREETE75'(E(ORRISON STREETREO(E(ORRISONROBORRISON SROB(E(MOMOMOMO23.00' DEDICCED0' D3.0DICCEDIEATATTTIONNTIOTTTAACATIONCA18.00' DE10.EEGBGB42.92'4292OROOOOOOOOOOOOOOOO8.33'VEHICLE OVERHANGVHICLEOERHANGANVEHICLE TIRE PATHVEHCLETREPATHCLE LEVEHICLE TIRE PATHATCLVEHICLE OVERHANGVAREA OF DEDICATION TOENR.O.W. IN MORRISON.WAREA OF DEDICATION TOT R.O.W. IN MCMILLANCALEDESIGNED:SHEET:DATE:JOB NUMBER:PLOT BY: AGE03PLOT DATE: Sep 09, 2022 - 8:24amDrawing name: N:\2022\22095-2730-McMillan-(William's Mixed Use)\Civil\Condocs\Sheetfiles\22095-C1.1-GD.dwgENGINEER OF RECORD:DATE:NO.REVISIONDATEC1.2DRAWN:SJSDLL22095JULY 14, 2022McMILLAN MIXED - USE2730 McMILLAN STREET, SAN LUIS OBISPO, CAAGENCY APPROVAL:TRUCK TURNING & PROPERTY INFO( IN FEET )1 INCH = FT.102020 400ATTACHMENT APage 33 of 42
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Page 36 of 42
1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
October 20, 2022
CITY OF SAN LUIS OBISPO
Hannah Hanh
Phone: (805) 781-7432
Email: hhanh@slocity.org
REGARDING: 2730 McMillan Avenue
State density bonus concession, incentive, and/or waiver description
APPLICATION: ARCH-0234-2022
The intent of this memo is to describe the concessions, incentives and/or waivers requested in
association with the proposed development project.
The applicable excerpts from California Government Code Section 95915 are described
below. This memo also describes the specifics of how these sections are applied to this
development. Please note that some sections are abbreviated for clarity. If the full text is
beneficial, a copy of California Government Code Section 95915 can be found at:
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawC
ode=GOV
Subdivision (b)(1) states: A city shall grant one density bonus, the amount of which shall be as
specified in subdivision (f), and, if requested by the applicant, incentives or concessions, as
described in subdivision (d), waivers or reductions of development standards, as described in
subdivision (e), and parking ratios, as described in subdivision (p), when an applicant for a
housing development seeks and agrees to construct a housing development, excluding any
units permitted by the density bonus awarded pursuant to this section, that will contain at least
any one of the following: (B) Five percent of the total units of a housing development for very
low-income households.
Pursuant to subdivision (f) the applicant is providing 5% of the base allowable residential
density as very low-income units in exchange for a 20% density bonus.
Pursuant to subdivision (d)(2)(A) the applicant shall receive one incentive or concession for
providing at least 5% for very low-income households. The applicant is requesting one
concession or incentive for a modification of the allowable building height requirement in
zoning code section 17.40.020, table 2-21, of 35 feet to allow for a maximum building height of
48 feet at the elevator and stair towers.
- The requested incentive or concession does not exceed the minimum building
standards approved by the California Building Standards Commission related to
building height based on the type of construction and occupancy. (subdivision (k)(1))
- The requested incentive or concession results in identifiable and actual cost reductions
to provide for affordable housing costs, or for rents for the targeted units. (subdivision
(d)(1)(A))
- The requested incentive or concession would not have a specific, adverse impact
upon the public health and safety or physical environment or on any real property that
is listed in the California Registry of Historic Resources and for which there is no feasible
ATTACHMENT B
Page 37 of 42
2730 McMillan Avenue Application Number ARCH-0243-2022
San Luis Obispo PAGE 2
1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
method to satisfactorily mitigate or avoid with rendering the development unaffordable
to low-income and moderate-income households. (subdivision (d)(1)(B))
- The concession or incentive is not contrary to state or federal law (subdivision (d)(1)(C))
One note of clarification regarding comment #5 in the incompleteness letter. The comment
references subdivision (k)(1) and requests that the applicant provide a detailed response with
evidence to justify the granting of the concession or incentive. However, per subdivision (d)(4)
the city shall bear the burden of proof for the denial of a requested concession or incentive.
In this memo, the applicant states that granting the requested concession or incentive is
necessary to allow for the construction of the development at the proposed density and is in
compliance with the requirements in California Government Code Section 95915. Alternatives
that would not have required this concession or incentive, such as increasing the building
footprint and placing parking under the building, have been explored. No alternatives have
been found to be viable. This statement fulfills the applicant’s requirements for requesting the
concession or incentive. If the city does not agree with the applicant’s statement, the
applicant respectfully requests that, per subdivision (d)(1), the city make a written finding,
based on substantial evidence to the contrary.
Pursuant to subdivision (e)(1) 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. An applicant may submit to the
city, a proposal for the waiver or reduction of development standards that will have the effect
of physically precluding the construction of a development at the densities or with the
concessions or incentives permitted under this section.
The applicant is requesting two waivers or reductions of development standards that will have
the effect of physically precluding the construction of the development that the density
proposed. These waivers are descried below.
The first waiver requests relief from city of San Luis Obispo zoning regulations section
17.70.130(D)(1)(a) which states that residential units shall not occupy more the 50% of the
ground floor space within the first 50 feet of the floor area measured from each building face
adjacent to a street toward the rear of the building, with no more than 30% of the building
frontage to be occupied by residential uses. The development is proposing that 83% of the
ground floor space within the first 50 feet be occupied with residential units and 69% of the
building frontage be occupied by residential uses. Complying with this requirement would
replace five residential units with commercial uses. This change would reduce the residential
density and increase the amount of parking required. Additional parking cannot physically be
added to the site without reducing the size of the building, further reducing the residential
density. Not granting this waiver would have the effect of physically precluding the
construction of a development at the density proposed.
The second waiver requests relief from City of San Luis Obispo zoning and engineering
requirements to allow onsite parking to be located within the otherwise required 5-foot
setback and to allow this onsite parking to exit directly onto the street. The parking spaces are
located onsite and do not encroach into the public right-of-way. Morrison Street is wide
enough to provide the necessary backup width for the parking spaces without reducing
public parallel parking on the opposite side of the street. The existing public parallel on street
ATTACHMENT B
Page 38 of 42
2730 McMillan Avenue Application Number ARCH-0243-2022
San Luis Obispo PAGE 3
1327 ARCHER STREET, SUITE 220, SAN LUIS OBISPO, CA 93401 | P: (805) 547-2240 | W: ARRIS-STUDIO.COM
THOMAS E. JESS, ARCHITECT #C27608 | STEPHEN A. RIGOR, ARCHITECT #C33672
parking spaces on the development side of the street that are displaced by this parking
arrangement will be replaced with onsite public perpendicular parking spaces located onsite.
Therefore, there is no reduction in the number of public parking spaces. This parking
arrangement is similar to other parking arrangements previously allowed within the city
(Pepper Street) and does not create a specific, adverse impact upon health, safety, or the
physical environment because Morrison Street is a lightly traveled dead-end street that will not
be negatively impacted by vehicles backing into the street. This configuration has been
reviewed by both the Public Works and Transportation departments. Both departments have
found the arrangement acceptable. There is no viable alternative to locate the parking
spaces and associated drive aisle onsite without significantly reducing the size of the building.
Reducing the size of the building would reduce the residential density. Not granting this waiver
would have the effect of physically precluding the construction of a development at the
density proposed.
Pursuant to subdivision (p) the applicant is requesting a vehicular parking ratio, inclusive of
parking for persons with disability and guests, of: (A) zero to one bedroom: one onsite parking
space. (B) two to three bedrooms: one and one-half onsite parking spaces. Please note that
all residential parking will be decoupled from the rent and assigned to individual tenants
consistent with the ratios described above.
Thank you for this review. Please feel free to call or contact us with any questions or
comments.
Sincerely,
ARRIS STUDIO ARCHITECTS
Thom Jess
Phone: (805) 547-2240 ext.111
Email: tjess@arris-studio.com
ATTACHMENT B
Page 39 of 42
Page 40 of 42
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: CONTINUED REVIEW OF THE 2023-2025 ARCHITECTURAL REVIEW
COMMISSION GOAL-SETTING AND THE FINANCIAL PLAN/BUDGET PROCESS
FROM: Rachel Cohen, Senior Planner
Phone Number: 805-781-7574
Email: rcohen@slocity.org
RECOMMENDATION
Continue reviewing the 2021-2023 Architectural Review Commission (ARC) goals, take
public testimony, and identify Commission goals and work program items for the 2023 -
2025 Financial Plan.
1.0 DISCUSSION
On October 17, 2022, Staff provided ARC with information regarding the City’s bi-annual
process to adopt a budget and financial plan. All City departments and advisory bodies
are asked to identify their goals and major work programs for the next two years. The City
Council then uses this information, along with public comment and other input, to set
community priorities and to allocate resources to accomplish the iden tified Major City
Goals.
2.0 GOAL SETTING
Current Recommended Goals: 2021 – 2023
The ARC recommended the following goal during the 2021- 2023 budget cycle. This goal
was not incorporated by City Council into the 2021- 2023 work program.
Community Design Guidelines (CDG) Update: Prepare a comprehensive update to the
document, including but not limited to the following, as prioritized below, with “a” being
the most important:
a. Include and update guidelines for mixed -use, in-fill, and residential projects, and
affordability.
b. Include definitions and guidelines for outdoor space, including private, semi -
private, and public space.
c. Include and update guidelines for landscaping.
d. Provide a clear description of the Architectural Review Commission’s purview, as
defined in the Commission’s bylaws.
e. Develop criteria for compatible development in historic zones.
f. Strengthen and more clearly define guidelines for storefronts and windows in
commercial areas to maintain transparency and prevent the installation of opaque
film and interior signs and displays that obstruct views into stores.
Meeting Date: 11/14/2022
Item Number: 5a
Time Estimate: 30 minutes
Page 41 of 42
Item 5a
2023 -2025 Goal Setting
Architectural Review Commission Report – November 14, 2022
g. Update CDG for neighborhood compatibility to address transitions between
neighborhood commercial development and adjacent residential neighborhoods
(LUCE §3.5.7.9).
h. Include more images and reference photos to highlight guideline language.
i. Review existing visual resource inventory and provide recommendations for
additional database improvements. Update the City’s GIS system by including 3D
data for buildings by starting in the downtown and moving outward from there.
Provide guidelines for use of data base in the analysis of projects as well as
additional guidance for the protection of views and vistas (LUCE §15.1.2).
Future Recommended Goals: 2023- 2025
As the City begins the 2023-2025 financial planning and budget cycle, the ARC has the
opportunity to review their current goal, update or change as necessary, and identify any
new goals, programs and/or projects. Based on recent state laws and past City Major
Goals, housing production will likely continue to be a focus.
During the October 17, 2022, meeting, the ARC discussed several potential goals,
including the expansion of the City’s Objective Design Standards (ODS). State Housing
Laws are making it challenging to utilize subjective design guidelines. In 2021 the ARC,
along with an ARC sub-committee, helped draft the City’s current Objective Design
Standards (Municipal Code Chapter 17.69). The ARC could consider a goal to expand
the ODS to provide additional design requirements for more types of residential
development (duplexes, triplex, multi-family, mixed use, etc.) and focus a comprehensive
update of the Community Design Standards for commercial and other design guidelines.
Goal Setting Process
1. Evaluate previous goal and work program;
2. Determine which goal and/or program have not been completed and should be
carried forward;
3. Identify new goals or programs for possible inclusion in the work program;
a. Prioritize the goals and programs, based on the Architectural Review
Commission’s adopted goals and General Plan goals, community needs and input,
opportunities, or special or urgent conditions; and
4. Identify activities which may require additional resources to accomplish. This may
include references to possible community partnerships or outside funding sources.
3.0 NEXT STEPS
The Commission should take public testimony and identify Commission goals and work
program items for the 2023 - 2025 Financial Plan. Advisory body goals are due by
December 9, 2022. The Council will receive the final report with all advisory body
recommendations in January 2023 before they begin the community goal - setting
process.
Page 42 of 42