HomeMy WebLinkAbout11/14/2022 1422 Monterey (ARCH-0020-2022), Corey / Bell - Staff Agenda CorrespondenceCity of San Luis Obispo, Council Memorandum
City of San Luis Obispo
Architectural Review Commission
Staff Agenda Correspondence
DATE: November 9, 2022
TO: Architectural Review Commission
FROM: Tyler Corey, Deputy Community Development Director
VIA: Kyle Bell, Housing Coordinator
SUBJECT: ARC continuance determination at the October 17, 2022 hearing, pursuant
to review associated with Item 4a - ARCH-0020-2022 (1422 Monterey).
SUMMARY
The Community Development Director has determined that project will not be heard again
by the Architectural Review Commission (ARC) and will be considered by the Planning
Commission on November 16, 2022. This determination was made in accordance with
the Housing Crisis Act based on the maximum number of public hearings (5 hearings) for
projects that are subject to the Housing Accountability Act and comply with applicable,
objective general plan and zoning standards at the time the application is deemed
complete. The project has been reviewed at two public hearings (Tree Committee and
ARC). The remaining three available hearings will be reserved for the initial Planning
Commission hearing, a potential continuance based on any outstanding items, and the
potential for an appeal of the Planning Commission’s action to the City Council.
DISCUSSION
On October 17, 2022, the Architectural Review Commission reviewed a development
project located at 1422 & 1480 Monterey Street for consistency with the Community
Design Guidelines. On a vote of 4-0, the ARC voted to continue the item to a date
uncertain with two recommendations for the applicant to modify the project design for
further consistency with the Community Design Guidelines (ARC Report and Meeting
Minutes).
The ARC has provided two directional items to be reviewed and evaluated prior to making
a recommendation on the project. The applicant has modified the project plans
(Attachment 1) in response to the directional items:
ARC Directional Item #1: Reduce the amount of vehicle parking, to provide additional
open space opportunities.
The applicant has modified the project to reduce on-site parking by approximately 10%
(11 parking spaces). The project has been modified to include a concession from the
parking requirements to accommodate a 5% parking reduction to reduce the parking to
95 parking spaces, where 100 parking spaces would normally be required based on the
updated design. The project also modified the commercial suite reserved for the
1422 Monterey Street, Housing Crisis Act Memo Page 2
restaurant use, to further reduce the amount of p arking required for the project. The
parking reduction is requested as a concession in accordance with Density Bonus Law,
as full compliance with parking requirements would incur additional costs on the
affordable development.
The applicant has updated the plans to demonstrate the ratio of open space areas per
unit of the project (Project Plans Sheet T1). Building 1 provides 2,750 square feet of
private decks, 1,750 square feet of common private open space, and 1,160 square feet
public plaza, which results in an average of 128.5 square feet per unit. Building 2, which
is dedicated for senior living, provides a 5,950 square foot public plaza, resulting in 106
square feet of open space per unit. In accordance with the City’s Objective Design
Standards1 the City’s standard open space requirement in the C-R zone is 50 square feet
of common open space per unit (there is no requirement for private open space). Although
the project is not subject to the Objective Design Standards, the project has been
designed to exceed the standard requirements for open space areas.
ARC Directional Item #2: Modify the massing of the corner element of Building 2 along
the intersection of California and Monterey Streets to provide greater relief along the
street façade.
The applicant has modified the project design to reduce the mass of the 5 th floor of the
structure by relocating two of the residential units to the grou nd floor of the duplexes,
which are now triplexes. The applicant also lowered the scale of the brick façade along
California Boulevard to further reduce the mass and perceived scale of the project from
the street (see Figure 1).
1 Zoning Regulations Section 17.69.020.E.2 Common and Private Spaces. Residential projects within
the O, C-N, C-T C-R, C-C, C-S, and M zones shall provide a minimum of fifty (50) square feet per unit to
common space. Common space is recreation space provided inside or outside a residential building for the
use of all the residents for recreation or social purposes and is readily accessible by all the residents. To
qualify as common space, individual spaces must have a minimum dimension in every direction of ten (10)
feet.
Figure 1: California/Monterey Intersection Rendering, modified design (left), previous design (right).
1422 Monterey Street, Housing Crisis Act Memo Page 3
Housing Crisis Act
The Department of Housing and Urban Development’s Housing Accountability Act (HAA)
and Density Bonus Law (DBL) provide protections for housing development projects,
including density bonuses (Attachment 2, Summary of HAA and DBL).
In accordance with the 2019 Housing Crisis Act (HCA), if a proposed housing
development project, as defined by the HAA, complies with the applicable, objective
general plan and zoning standards in effect at the time the application is deemed
complete (excluding any incentives, concessions, or waivers afforded under DBL), after
the application is deemed complete, the City shall not conduct more than five hearings in
connection with the approval of the housing development project (Gov’t Code § 65905.5).
The HCA defines a “hearing” as “any public hearing, workshop, or similar meeting,
including any appeal, conducted by the city or county with respect to the housing
development project, including any meeting relating to Section 65915, whether by the
legislative body of the city or county, the planning agency established pursuant to Section
65100, or any other agency, department, board, commission, or any other designated
hearing officer or body of the city or county, or any committee or subcommittee thereof.”
A “continued hearing shall count as one of the five hearings allowed” under Section
65905. Accordingly, the City must consider and either approve or disapprove the
application at any of the five hearings allowed consistent with the applicable timelines
under the Permit Streamlining Act.
The proposed project at 1422 Monterey Street has been subjected to two of the five public
hearings that are permitted under the HCA.
• Tree Committee – October 10, 2022
• Architectural Review Commission – October 17, 2022
Based on the legal authority described above, only three hearings remain before the
project is considered automatically approved under the Housing Crisis Act, and the
Planning Commission is the decision-making advisory body for the project
In order to ensure compliance with the HCA, the Community Development Director has
decided to reserve the three remaining hearings for the following circumstances : 1) the
initial Planning Commission hearing, 2) Planning Commission may continue the item to
address any outstanding items, and 3) allowance for a potential appeal to City Council
regarding the Planning Commission action.
Due to the limited number of hearings under the HCA, the Community Development
Director has determined that the project will not be heard again by the ARC and will be
considered by the Planning Commission on November 16, 2022.
ATTACHMENTS
A - Revised Project Plans
B - Housing Accountability Act and Density Bonus Law Summary Memo
OOOOOC-T-SOOR-4OR-2C-TOOR-2OOOTR-2R-4R-4R-23R-3R-1C-RR-3OR2R-2R-1R-2C-TR-2R-2C-RC-TR-2C-TOR3R-3PFPFOR-2-HR-3C-RR-3OR-2C-TOR-1R-2RR-2R-2R-2O3R-2-HR-2-HR-3-HR-3-HC-R-3-HR-2-HR-2RR-2R-2-HR2R-2R-2-HC-RR-1O-HOR-2OC-TR-3-HOR2R-2R-2-HR-2R-3-HR-3R-3C-R-SR-2R-2R-3Highway 101hw1422 MONTEREY MIXED-USE2212-01-RS12 2&72BER 2022T1TITLE SHEETC-R-2CC-R-S1422 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) + 1.17ACRES (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 =34,490 SF (8,046 SF FOOTPRINT)TWO 2,590 SF TRIPLEX’S = 5,180 SF (1,440 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% (2,880/10,890)MAX. F.A.R.3.0 = (61,855*3= 185,565 SF ALLOWED)PROPOSED F.A.R.1.9 = (117,546/ 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 = 56 UNITS:0.5 SPACE /UNIT= 56*0.5 = 28MULTI FAMILY=44 UNITS & TWO TRIPLEX UNITS 1 PER DWELLING UNIT PERMUNICIPAL SEC. 17.140.040K.2 ONE MANAGER UNIT= 2 SPACES51REQ. TOTAL RESIDENTIAL PARKING: 7915% OF FAMILY RES UNITS MUST BE PROVIDED AN ADA COMPLIANT SPACE: (MAY BE SHARED FOR A MIXED USE PROJECT) 51*0.15= 7.658 ADAGENERAL RETAIL1 SPACE PER 300 SF = 2,700/300 9RESTAURANT1 SPACE PER 100 SF = 1,182/100 12REQ. TOTAL COMMERCIAL PARKING: 21TOTAL REQUIRED: 79 RESIDENTIAL +21 COMMERCIAL =100PARKING PROVIDEDSTRUCTURE LEVEL 1 (4 VAN ADA) 33STRUCTURE LEVEL 2 (2 VAN ADA) 27STRUCTURE LEVEL 3 (6 ADA) 32GARAGES UNDER DUPLEX’S + SURFACE 3GRAND TOTAL PARKING PROVIDED: 95**OF THE 95 SPACES, 24 ARE COMPACT = 25%OF PARKING SPACES< 40% ALLOWED.PARKING REDUCTION(THROUGH CONCESSION)95 PROVIDED OF 100 REQUIRED = 5%MOTORCYCLEPARKINGCALCULATION SPACECOUNTM. PARKING REQUIRED:1/20 AUTO PARKING REQUIRED =103/20 6M. PARKING PROVIDED: 7BICYCLE PARKINGREQUIRED RESIDENTIAL:SENIOR RES = 56 UNITS:MATCH AUTO PARKING (0.5 PER UNIT) 28 LTMULTI FAMILY=44 UNITS & TWO TRIPLEX UNITS 1 PER DWELLING UNIT PERMUNICIPAL SEC. 17.140.040K.250 LTREQUIRED COMMERCIAL1 PER 500 SF FOR RESTAURANT = 1,182/500 = 3 (75% ST & 25% LT)2 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: 4 STLONG TERM REQUIRED: 80 LTSHORT TERM PROVIDED:100% HORIZONTAL 5 STLONG TERM PROVIDED:50% HORIZONTAL/50% VERTICAL 80 LTEV READY PROVIDED100 REQUIRED SPACES *10% = 10EV CAPABLE PROVIDED100 REQUIRED SPACES * 25% = 25BUILDING 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 UNITS12 2-BED UNITS11 3-BED UNITS 44 TOTAL RESIDENTIAL UNITSBUILDING 21ST FLOORLAUNDRY= 214 SFRESTAURANT = 1,182 SF + 454 SF BOHSIX 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 UNITS30 STUDIO UNITS26 1-BED UNITS 56 TOTAL RESIDENTIAL UNITSGRAND TOTAL UNITS 44 FAMILY + 56 SENIOR + 6 (TRIPLEX) = 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%OPEN SPACE CALCULATIONSCALCULATION SF/UNITPRIVATE OPEN SPACE (FAMILY PROJECT ONLY)PRIVATE DECKS=2,750 SF 2,750/44 UNITS= 62.5 SFCOMMON PRIVATE OPEN SPACE(FAMILY PROJECT ONLY)RECREATION AREA = 1,750 SF1,750/44 UNITS= 40 SFPUBLIC PLAZA OPEN SPACE(FAMILY PROJECT ONLY)BLDG 1 PLAZA = 1,160 SF 1,160/44 UNITS= 26 SFOPEN SPACE SUBTOTAL FOR FAMILY PROJECT =128.5 SF/UNITPUBLIC PLAZA OPEN SPACE(SENIOR PROJECT ONLY)BLDG 2 PLAZA = 5,950 SF 5,950/56 UNITS= 106 SF/UNITPROJECT DESCRIPTION1422 MONTEREY AFFORDABLE MIXED-USE CONSISTS OF 4,366 SF OF COMMERCIAL, 44 AFFORDABLE FAMILY RESIDENTIAL UNITS (BUILDING 1), 56 SENIOR RESIDENTIAL UNITS (BUILDING 2), AND 6 AFFORDABLE FAMILY RESIDENTIAL UNITS IN TWO TRIPLEX STRUCTURES ON PALM STREET. THE PROPOSED PROJECT HAS A GRAND TOTAL OF 106 RESIDENTIAL UNITS ALONGWITH 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 PARKING REDUCTION EXCEPTION OF 5%, AN EDGE CONDITION SETBACK WAIVER FOR THE MOSTLY SUBMERGED PARKING STRUCTURE, A REDUCED FRONT AND STREET SIDE YARD SETBACK EXCEPTION FOR TRIPLEX ACCESSIBLITY PARKING STALLS, 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 12.08URBAN 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 ELEVATIONOF 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 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 335 PANELS =5,900 SF
0 8 16 321/16 SCALE 24X36 SHEETR2 ZONECROSS SLOPE= 3.5% R2 ZONECROSS SLOPE= 4.5% CR ZONECROSS SLOPE= 10.7% 2212-01-RS1227 OCTOBER 2022A21422 MONTEREY MIXED-USEEXISTING SITE SURVEY
2212-01-RS1227 OCTOBER 2022A31422 MONTEREY MIXED-USEENVIRONMENTAL ASSESSMENT AREA SITE PLAN
0 8 16 321/16 SCALE 24X36 SHEET0 8 16 321/16 SCALE 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 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 CHANNEL LANNEL LOCATIOOCATIONTIONONN.. SENVIRONENVIRONMENTALMENTALASSESASSESSMESSMENTTION FATION FACING PRCING PROPOSEDOPOSED SITESITE.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 REMAIN
)/9
9/9/UPUPTTDNRUPUPOTOOOD/DD/DW/WW/WUPUPW/WD/DTOOOOD/DD/DW/WW/WTUPUPUPD/DW/W256'-0"F.F.254'-6"F.F.254'-6"F.F.256'F.F.253'F.F.253'F.F.256'F.F.254'-6"F.F.254'-6"F.F.256'-0"F.F.254'-6"F.F.256'-0"F.F.256'-0"F.F.256'-0"F.F.P.256'-0"F.F.254'-6"F.F.256'-0"F.F.259.8'F.F.260.5'F.F.260.5'FF260.5'FF260.5'FF260.5'F.F.259.8'F.F.259.8'F.F.260.5'FF260.5'FF259.8'F.F.259.8'F.F.259.8'F.F.259.8'F.F.GROUNDFLOORPARKING ENTRANCEMM2A141A144A143A14MECH.F.R.1-BEDRATED EXITCORRIDOR3-BED1-BEDCORRIDORELEV.E. MACHRETAIL1400 SFTEENCENTER619 SFRETAIL1300 SFPARKING STRUCTURESECOND FLOOR 253' F.F.33 PARKING SPACES (4 ADA)2 MOTORCYCLE SPACES22'-8"55'-5"182'-8"78'-8"20'-0"6'-6"3'-1"5'-0"193'-0"62'-0"RATED EXITCORRIDOROFFICEOFFICESTORAGER.R.MECHTRASH CHUTEWARMING KITCHENCOMMON?RES. LOBBYLAUNDRYTRASHROOMMAINTENANCEELEC. CL.MECH.123456789101112131415161718192021222324252627282930313233M1M255'>50'MINRESIDENTIALSETBACK41'REQUESTEDRESIDENTIALSETBACKTRIPLEX 225'-0"6' -6"5' -2 7/8"7'-0"LINE OF BUILDING ABOVELINE OF BUILDING ABOVELINE OF BUILDING ABOVEATERORRIDCOF256'UPTEXATERFF.253'FF.FD DODUPITEXE1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A50 8 16 321/16” = 1’-0” 24X36 SHEETGROUND FLOOR PLAN - PARKING LEVEL 1EVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVREADYEVREADYEVREADY(3 EV READY 8 EV CAPABLE SPACES)BELOW GRADE EXISTING CONCRETE CULVERT TO REMAINBELOW GRADE EXISTING CONCRETE CULVERT TO REMAIN9
OPEN CHANNEL LOCATION. SEE ENVIRONMENTAL ASSESSMENT AREA PLAN ON SHEET A3 AND CIVIL SHEETS FOR MORE DETAIL. LEGEND Main Entry PointAccessible CirculationPedestrian CirculationVehicular CirculationEADEV (3FUCTTRUARKING SPVEGABO
)/9
9/9/TTRUPOTOOOD/DD/DW/WW/WUPUPW/WD/DTTROOOOD/DD/DW/WW/WTUPUPDNUPD/DW/W259.8'F.F.260.5'F.F.260.5'FF260.5'FF260.5'FF260.5'F.F.259.8'F.F.259.8'F.F.260.5'FF260.5'FF259.8'F.F.259.8'F.F.259.8'F.F.259.8'F.F.M9'-0"20'-0"4'-0"4'-0"4'-0"MM10'-0"8' - 0"9' - 0"18'-0"3'-0"9'-8"5' - 0"S.P.CC2A141A144A143A141 BED1 BEDSTUDIOELEV.EL. MACHINEF.R.TRASHSTUDIOSTUDIOSTUDIOELECTRICAL ROOMRATED EXITCORRIDORSTUDIOSTUDIOMECHBIKESTORAGE(30 BIKES)275 SFRESTAURANT1182 SFPARKING STRUCTURESECOND FLOOR 263' F.F.27 PARKING SPACES (4 ADA)3 MOTORCYCLE SPACES136'-8"45'-8"4' - 6"SECOND FLOOR STRUCTURE ENTRANCE11'-6"19'-51/2"22'-0"30'-111/2"BASINBASINOPEN TO BELOWOPEN TO BELOWOPEN TO BELOW12'-0"162' -8"18'-4"5' - 0"OPEN TO BELOWOPEN TO BELOWSECOND FLOORPARKING ENTRY -RATED EXIT263'260.5'UP76'-1 39/64"60'-6"12'-0"70'-9"10'-0"ELEC. RM.RATED EXITCORRIDORMAINTENANCEROOMLAUNDRY23'-6"19'-6"25'-0"6' -6"47504849515253545556575859603435363738394041424344454661M3M4M55' -0"TRIPLEX 27'-0"DNLO-65260UPU0.50..6620LE YCRCMOTO31422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 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 REMAIN
)/9
9/9/D/DW/W2A141A144A143A142-BED3-BED3-BED2-BED1-BED3-BED1-BED1-BED2-BEDRATED EXITCORRIDOR3-BED1-BED1 BED1 BEDSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOELEV.F.R.F.R.RES. LOBBY1 BED1 BED1 BEDRETAIL BELOWPARKING STRUCTURETHIRD FLOOR 273' F.F.31 PARKING SPACES (4 ADA)2 MOTORCYCLE SPACESCORRIDORELEV.RATED EXITCORRIDORTHIRD FLOOR STRUCTURE ENTRANCE?PEDESTRIANBRIDGEM7M6RATED EXITCORRIDORRATED EXITCORRIDORSTUDIOJ. CL.J. CL.TRASH CHUTETRASH CHUTE31' - 0"21'-6"20'-0"6'-6"DRIVE AISLE CONFINED AS A RESULT OF 1.40' WALL AND BUILDING ENCROACHMENT FROM THIS NEIGHBOR.629278918981808887868583827977757473727170696867666563908464769495935'-0"CCCCCCCCCCCCCCCCCCCCCC5'-0"18'-0"TRIPLEX 2TRIPLEX 1RECTURUT11ITD EORRIDEXRTEDRADGDREPEATAAO1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 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 Circulation
0 8 16 321/16” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A82A141A144A143A14RATED EXITCORRIDOR1 BED1 BEDSTUDIOSTUDIOSTUDIOSTUDIOELEV.F.R.F.R.COMMON CORRIDOR1 BED1 BED1 BED1 BED1 BEDSTUDIOSTUDIORATED EXITCORRIDOROPEN CORRIDORELEV.1 BED3 BED2 BED1 BED1 BED3 BED1 BED2 BED3 BED2 BEDRATED EXITCORRIDORJ. CL.J. CL.TRASH CHUTETRASH CHUTERATED EXIT CORRIDOR2'-6"4'-6"2'-3"10'-0"15'-0"TRIPLEX 12 BEDTHIRD FLOOR PLAN RESIDENTIAL
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A90 8 16 321/16” = 1’-0” 24X36 SHEET2A141A144A143A14RATED EXITCORRIDOR1 BED1 BEDSTUDIOSTUDIOSTUDIOSTUDIOELEV.F.R.F.R.COMMON CORRIDOR1 BED1 BED1 BED1 BED1 BEDSTUDIOSTUDIORATED EXITCORRIDOROPEN CORRIDORELEV.1 BED3 BEDSTUDIO1 BED1 BED3 BED1 BED2 BEDSTUDIO3 BED2 BEDRATED EXITCORRIDORRATED EXITCORRIDORJ. CL.J. CL.TRASH CHUTETRASH CHUTE18'-6"6'-6"12'-6"8'-0"FOURTH FLOOR PLAN RESIDENTIAL
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A100 8 16 321/16” = 1’-0” 24X36 SHEETDDDDDD2A141A144A143A14RATED EXITCORRIDOR1 BED1 BEDSTUDIOSTUDIOSTUDIOSTUDIOELEV.F.R.1 BED1 BED1 BEDSTUDIORATED EXITCORRIDOROPEN CORRIDORELEV.1 BED1 BED1 BED1 BED3 BED1 BED2 BED2 BED2 BEDRATED EXITCORRIDORRATED EXITCORRIDORJ. CL.J. CL.TRASH CHUTETRASH CHUTELNDRYDDDDDDDADDD'-6"DDDDDDDADD8'-6"DDDDDDDDDDDDADDDAD11'-4"DDDDDDDADD22'D-6"DDDDADD14'-6"14'-6"1D'-6"1D'-6"6'-0"FIFTH FLOOR PLAN RESIDENTIAL
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 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)1
02 4 81/4” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A12TYPICAL UNIT PLANS3-BEDROOM - 900 SF2-BEDROOM - 800 SFSTUDIO - 372 SF1-BEDROOM - 550 SF1-BEDROOM - 550 SF- ALT1-BEDROOM - 550 SF-CORNER
0 8 16 321/16” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 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)DDDDDDDDDDDDDDD260DD'6'D-0"02-DDDDDDDDDDDD18'D-6"DDDDDDDDDDD28'D-10"DDDDDDDDDDDD3D'D-2"DDDDDDDDDDD4D'D-6"DDDDDDDDDDDDDDADDD8' D-6"DDDDDDDDDDDDDDD2DDD8D' D-3"DDDDDADDDADADDDDDDDDDD61'D-10"3'D-D4"D'D-D0"10'D-D4"10'D-D4"10'D-D4"12'D-D6"0'D-DD"DDDDDDDDDDDDDDD2D6'1'D-6"DDDDDDDDDDDDDDD2D4DD'0'D-0"DDDDDDDDDDDDDDDDADDDDD-1'D-6"1'D-D4"DDDDDDDDADDDADD22'D-3"DDDDDDDDDDDDDDD260DD'6'D-0"02-DDDDDDDDDDDD18'D-6"DDDDDDDDDDD28'D-10"DDDDDDDDDDDD3D'D-2"DDDDDDDDDDD4D'D-6"DDDDDDDDDDDDDDADDD8' D-6"DDDDDDDDDDDDDDD2DDD8D' D-3"DDDDDADDDADADDDDDDDDDD61'D-10"3'D-D4"D'D-D0"10'D-D4"10'D-D4"10'D-D4"12'D-D6"0'D-DD"DDDDDDDDDDDDDDD2D6'1'D-6"DDDDDDDDDDDDDDD2D4DD'0'D-0"DDDDDDDDDDDDDDDDADDDDD-1'D-6"1'D-D4"DDDDDDDDADDDADD22'D-3"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’
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)4DDDDDDDDDDDDDDD260DD'6'D-0"02-DDDDDDDDDDDD18'D-6"DDDDDDDDDDD28'D-10"DDDDDDDDDDDD3D'D-2"DDDDDDDDDDD4D'D-6"DDDDDDDDDDDDDDADDD8' D-6"DDDDDDDDDDDDDDD2DDD8D' D-3"DDDDDADDDADADDDDDDDDDD61'D-10"3'D-D4"D'D-D0"10'D-D4"10'D-D4"10'D-D4"12'D-D6"0'D-DD"DDDDDDDDDDDDDDD2D6'1'D-6"DDDDDDDDDDDDDDD2D4DD'0'D-0"DDDDDDDDDDDDDDDDADDDDD-1'D-6"1'D-D4"DDDDDDDDADDDADD22'D-3"DDDDDDDDDDDDDDD260DD'6'D-0"02-DDDDDDDDDDDD18'D-6"DDDDDDDDDDD28'D-10"DDDDDDDDDDDD3D'D-2"DDDDDDDDDDD4D'D-6"DDDDDDDDDDDDDDADDD8' D-6"DDDDDDDDDDDDDDD2DDD8D' D-3"DDDDDADDDADADDDDDDDDDD61'D-10"3'D-D4"D'D-D0"10'D-D4"10'D-D4"10'D-D4"12'D-D6"0'D-DD"DDDDDDDDDDDDDDD2D6'1'D-6"DDDDDDDDDDDDDDD2D4DD'0'D-0"DDDDDDDDDDDDDDDDADDDDD-1'D-6"1'D-D4"DDDDDDDDADDDADD22'D-3"DDDDDDDDDDDDDDD2606'-0"02-DDDDDDDDDDDD18'-6"DDDDDDDDDDD28'-10"DDDDDDDDDDDD3D'-2"DDDDDDDDDD4D'-6"DDDDDDDDDDDDADD8'-6"DDDDDDDDDDDDDDD2DDD'-3"DDDDDADDDADADDDDDDDDD61'-10"3'D-D4"D'D-D0"10'D-D4"10'D-D4"10'D-D4"12'D-D6"0'D-DD"DDDDDDDDDDDDDDD2D1'-6"DDDDDDDDDDDDDDD2D41'D-D4"DDDDDDDDADDDADD22'-3"1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 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)
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A150 5 10 201:10 24X36 SHEETSITE SECTIONPALM ST.ADJACENT NEIGHBORBURIED PARKING STRUCTURERESIDENTIAL UNITCOMMON PRIVATE OPEN SPACEPUBLIC PLAZA OPEN SPACENEW BUS STOPMONTEREY ST.RESIDENTIAL UNITRESIDENTIAL UNITRESIDENTIAL UNITRESIDENTIAL UNITCIRCCIRCCIRCCIRCCIRCEXISTING OFFICE OUTLINE
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A160 8 16 321/16” = 1’-0” 24X36 SHEETBUILDING 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)4DDDDDDDDDDDDDDD260DD'6'D-0"02-DDDDDDDDDDDD18'D-6"DDDDDDDDDDD28'D-10"DDDDDDDDDDDD3D'D-2"DDDDDDDDDDD4D'D-6"DDDDDDDDDDDDDDADDD8' D-6"DDDDDDDDDDDDDDD2DDD8D' D-3"DDDDDADDDADADDDDDDDDDD61'D-10"3'D-D4"D'D-D0"10'D-D4"10'D-D4"10'D-D4"12'D-D6"0'D-DD"DDDDDDDDDDDDDDD2D6'1'D-6"DDDDDDDDDDDDDDD2D4DD'0'D-0"DDDDDDDDDDDDDDDDADDDDD-1'D-6"1'D-D4"DDDDDDDDADDDADD22'D-3"DDDDDDDDDDDDDDD260DD'6'D-0"02-DDDDDDDDDDDD18'D-6"DDDDDDDDDDD28'D-10"DDDDDDDDDDDD3D'D-2"DDDDDDDDDDD4D'D-6"DDDDDDDDDDDDDDADDD8' D-6"DDDDDDDDDDDDDDD2DDD8D' D-3"DDDDDADDDADADDDDDDDDDD61'D-10"3'D-D4"D'D-D0"10'D-D4"10'D-D4"10'D-D4"12'D-D6"0'D-DD"DDDDDDDDDDDDDDD2D6'1'D-6"DDDDDDDDDDDDDDD2D4DD'0'D-0"DDDDDDDDDDDDDDDDADDDDD-1'D-6"1'D-D4"DDDDDDDDADDDADD22'D-3"DDDDDDDDDDDDDDD260DD'6'D-0"02-DDDDDDDDDDDD18'D-6"DDDDDDDDDDD28'D-10"DDDDDDDDDDDD3D'D-2"DDDDDDDDDDD4D'D-6"DDDDDDDDDDDDDDADDD8' D-6"DDDDDDDDDDDDDDD2DDD8D' D-3"DDDDDADDDADADDDDDDDDDD61'D-10"3'D-D4"D'D-D0"10'D-D4"10'D-D4"10'D-D4"12'D-D6"0'D-DD"DDDDDDDDDDDDDDD2D6'1'D-6"DDDDDDDDDDDDDDD2D4DD'0'D-0"DDDDDDDDDDDDDDDDADDDDD-1'D-6"1'D-D4"DDDDDDDDADDDDADD22'D-3"DDDDDDDDDDDDDDD260DD'6'D-0"02-DDDDDDDDDDDD18'D-6"DDDDDDDDDDD28'D-10"DDDDDDDDDDDD3D'D-2"DDDDDDDDDDD4D'D-6"DDDDDDDDDDDDDDADDD8' D-6"DDDDDDDDDDDDDDD2DDD8D' D-3"DDDDDADDDADADDDDDDDDDD61'D-10"DDDDDDDDDDDDDDD2D6'1'D-6"DDDDDDDDDDDDDDD2D4DD'0'D-0"DDDDDDDDDDDDDDDDADDDDD-1'D-6"3'D-D4"D'D-D0"10'D-D4"10'D-D4"10'D-D4"12'D-D6"0'D-DD"1'D-D4"DDDDDDDDADDDDADD22'D-D3"DDDDDDDDDDDDDDD260DD'6'D-0"02-DDDDDDDDDDDD18'D-6"DDDDDDDDDDD28'D-10"DDDDDDDDDDDD3D'D-2"DDDDDDDDDDD4D'D-6"DDDDDDDDDDDDDDADDD8' D-6"DDDDDDDDDDDDDDD2DDD8D' D-3"DDDDDADDDADADDDDDDDDDD61'D-10"DDDDDDDDDDDDDDD2D6'1'D-6"DDDDDDDDDDDDDDD2D4DD'0'D-0"DDDDDDDDDDDDDDDDADDDDD-1'D-6"3'D-D4"D'D-D0"10'D-D4"10'D-D4"10'D-D4"12'D-D6"0'D-DD"1'D-D4"DDDDDDDDADDDDADD22'D-D3"DDDDDDDDDDDDDDD260DD'6'D-0"02-DDDDDDDDDDDD18'D-6"DDDDDDDDDDD28'D-10"DDDDDDDDDDDD3D'D-2"DDDDDDDDDDD4D'D-6"DDDDDDDDDDDDDDADDD8' D-6"DDDDDDDDDDDDDDD2DDD8D' D-3"DDDDDADDDADADDDDDDDDDD61'D-10"DDDDDDDDDDDDDDD2D6'1'D-6"DDDDDDDDDDDDDDD2D4DD'0'D-0"DDDDDDDDDDDDDDDDADDDDD-1'D-6"3'D-D4"D'D-D0"10'D-D4"10'D-D4"10'D-D4"12'D-D6"0'D-DD"1'D-D4"DDDDDDDDADDDDADD22'D-D3"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.
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A17MONTEREY STREET PERSPECTIVES
02 4 81/4” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A18BUILDING 2 PLAZA PERSPECTIVE
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A19BUILDING 1 PLAZA BIRDSEYE
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A20BUILDING 2 PLAZA BIRDSEYE
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A21PROJECT BIRDS EYE
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A22CALIFORNIA 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 WAY
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022SECOND AND THIRD FLOOR PLANA230 8 16 321/16” = 1’-0” 24X36 SHEETPROPOSED CONDITIONS @ END OF PALM STREET1PEXISTING CONDITIONS @ END OF PALM STREET1ETHROUGH THE REMOVAL OF EXISTING TREES - SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES FROM PUBLIC WAY HAVE BEEN IMPROVED
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022SECOND AND THIRD FLOOR PLANA240 8 16 321/16” = 1’-0” 24X36 SHEETPROPOSED CONDITIONS ON PALM STREET1PEXISTING CONDITIONS ON PALM STREET1ENO EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDESNO CHANGE OR BLOCKING OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES FROM PUBLIC WAY
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022SECOND AND THIRD FLOOR PLANA250 8 16 321/16” = 1’-0” 24X36 SHEETPROPOSED CONDITIONS @ CA BLVD/PALM1PEXISTING CONDITIONS @ CA BLVD/PALM1ENO EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDESNO CHANGE OR BLOCKING OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES FROM PUBLIC WAY
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A260 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 BronzeOBRZ
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A27DETAIL 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 VIGNETTE2
04 8 161/4” = 1’-0” 24X36 SHEETDDDDDDDDDDDDDD61DDDDTEENCENTER1YBED2YYYYYY F.F.1300DDDRETAILTRASH ROOM2YYYYYY F.F.2Y3Y F.F.2YYYYYY F.F.MECH.F.R.4'D-D6"2YYYYYY F.F.13DDDDOFFICE12DDDDOFFICED6 DDDSTORAYER.R.ELEC. CL.306DDDYARMINYYITCHENTRASH CHUTED'D-D2"DD2YYYYYY F.F.MECH.2D'D-D0"D'D-D6"DDDDDDDDDDDD1 BED1182DDDRESTAURANTRATED EXITCORRIDORTRASH2YY.YY F.F.2YY.YY F.F.2YY.YY F.F.RAMP2YY.YY F.F.2YY.YY F.F.2YY.YY FFTRASH CHUTED'D-D3"ELEC. RM.D'D-D1"14'D-D6D1D2"2D2DDDYITCHEN43DDDR.R.4DDDDR.R.2YY.YY F.F.43DDDHALLDDDDDSTAIRSYRAMP2YY.YY F.F.2YY.YY F.F.2YY.YY F.F.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-RS1227 OCTOBER 2022A28TRASH ROOMS - ENLARGED PLANS
NORTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)1SOUTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)21422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A290 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 from attached 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)4
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A30SOLAR 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 PM3P
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A31SOLAR 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 AM1P
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A320 8 16 321/16” = 1’-0” 24X36 SHEETDESIGN GUIDELINES CONFORMANCE ANALYSISSan Luis Obispo Community Design Guidelines 4.2 – Design and Development GuidelinesChapter 4 – Downtown Design Guidelines June 2010 444. Tall buildings (between 50 and 75 feet) shall be designed to achieve multiple policy objectives, including design amenities, housing and retail land uses. Appropriate techniques to assure that tall buildings respect the context of their setting and provide an appropriate visual transition to adjacent structures include, but are not limited to: a. For large projects that occupy several lots, variable roof heights and architectural features that penetrate the roof plane are encouraged to diminish the mass and scale of the taller structure;Figure 4.4 – Articulated roofs. Articulated roofs should be used to provide interest and to diminish the mass and scale of taller buildings.b. Reinforce the established horizontal lines of facades in adjacent buildings; Figure4.5–Figure 4.5 -- Horizontal lines. Reinforcing established horizontal lines is one way to provide a logical transition between adjacent buildings with different heights.c. Maintain the distinction between the first and upper floors by having a more transparent ground floor. On upper floors, consider using windows or other architectural features that will reinforce the typical rhythm of upper story windows found on traditional commercial buildings and provide architectural interest on all four sides of the building; San Luis Obispo Community Design Guidelines 4.2 – Design and Development GuidelinesChapter 4 – Downtown Design Guidelines June 2010 43Figure 4-2 - Building Height to Street Width Ratio. This figure illustrates guideline 4.2.B.1.a. In this figure, ‘x’ is equal to the distance between the centerline of the street and the building face at the back of sidewalk (usually the property line). ‘Y’ is equal to the upper-floor setback (measured from the building face at the back of sidewalk to upper-level building faces as shown above). This guideline uses the width of the adjoining street to determine maximum height at the back of sidewalk and the minimum amount of setback required for upper-level building walls.Figure 4.3 - Visibility of Upper Stories from the Sidewalk.This figure illustrates guidelines 4.2.B.1.d. and provides guidance on the amount of setback suggested for upper floors, per the following examples: w × sp - 5.0sidewalk width (w) = 12.0'primary height (p)35 50102.7'2510.0' 6.7'4016.0'setback = secondary height (s)In all cases, consistency with this guideline will be evaluated based on a sidewalk width of 12’. The table above provides examples of suggested setbacks for common primary building heights. The suggested setback will be based on the actual primary and secondary heights of the proposed building, which must fit within the context and scale of existing development. Primary building heights should maintain the general similarity of building heights at the sidewalk edge. San Luis Obispo Community Design Guidelines 4.2 – Design and Development GuidelinesChapter 4 – Downtown Design Guidelines June 2010 48D. Materials and architectural details. While downtown buildings have a variety of materials and architectural details, several consistent themes in these aspects of design in the downtown have helped to define its distinctive character. 1. Finish materials. The exterior materials of downtown buildings involve several aspects including color, texture, and materials. Materials with integral color such as smooth troweled plaster, tile, stone, and brick are encouraged. If the building's exterior design is complicated, with many design features, the wall texture should be simple and subdued. However, if the building design is simple (perhaps more monolithic), a finely textured material, such as patterned masonry, can greatly enrich the building's overall character. Materials should complement those on significant adjacent buildings. The following materials are considered appropriate for buildings within the downtown.xExterior plaster (smooth troweled preferred) xCut stone, rusticated block (cast stone), and precast concretexNew or used face-brickxCeramic tiles (bulkhead or cornice) xClapboard (where appropriate) xGlass block (transom) xClear glass windows The following exterior finish materials are considered inappropriate in the downtown and are discouraged:xMirrored glass and heavily tinted glass xWindows with false divisions (i.e., a window where the glass continues uninterrupted behind a surface mounted mullion) xVinyl and aluminum siding xPainted or baked enamel metal awnings xRough “Spanish lace” stucco finishxPlywood siding xCorrugated sheet metal xCorrugated fiberglass xSplit face concrete blockxExposed concrete block without integral color Figure 4-8 – Quality of finish materials. San Luis Obispo Community Design Guidelines 4.2 – Design and Development GuidelinesChapter 4 – Downtown Design Guidelines June 2010 46C. Façade design. New structures and remodels should provide storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. 1. Overall character. In general, buildings should have either flat or stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided. 2. Proportions in relation to context. Buildings should be designed with consideration of the characteristic proportions (relationship of height to width) of existing adjacent facades, as well as the rhythm, proportion, and spacing of their existing door and window openings.3. Storefront rhythm. A new building facade that is proposed to be much "wider" than the existing characteristic facades on the street should be divided into a series of bays or components, defined by columns or masonry piers that frame windows, doors and bulkheads. Creating and reinforcing a facade rhythm helps tie the street together visually and provides pedestrians with features to mark their progress down the street. Figure 4-6 – Maintain storefront rhythm. 4. Individual storefront proportions. Storefronts should not overpower the building façade, and should be confined to the area framed by the support piers and the lintel above, consistent with classic “Main Street” architecture. 5. Wall surfaces. Wall surfaces, particularly at the street level, should be varied and interesting, rather than unbroken and monolithic, because blank walls discourage pedestrian traffic. This can be achieved in a number of ways including: a. Dividing the facade into a series of display windows with smaller panes of glass; b. Constructing the facade with small human scale materials such as brick or decorative tile along bulkheads; Façade design. New structures and remodels should provide storefront windows, doors, entries,transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. 1. Overall character. In general, buildings should have either flat or stepped rooflines withparapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided.Figure 4.5 -- Horizontal lines. Reinforcing established horizontal lines is one way to provide alogical transition between adjacent buildings with different heights.c. Maintain the distinction between the first and upper floors by having a more transparent ground floor. On upper floors, consider using windows or other architectural features that will reinforce the typical rhythm of upper story windows found on traditional commercial buildings and provide architectural interest on all four sides of the building;1. Finish materials. The exterior materials of downtown buildings involve several aspects including color, texture, and materials. Materials with integral color such as smoothtroweled plaster, tile, stone, and brick are encouraged. If the building's exterior designis complicated, with many design features, the wall texture should be simple and subdued. However, if the building design issimple (perhaps more monolithic), a finely textured material, such as patterned masonry, can greatly enrich the building's overall character. Materials should complement those on significant adjacent buildings. Thefollowing materials are considered appropriate for buildings within thedowntown.xExterior plaster (smooth troweled preferred) xCut stone, rusticated block (cast stone), and precast concretexNew or used face-brickxCeramic tiles (bulkhead or cornice) xClapboard (where appropriate)xGlass block (transom) xClear glass windows3. Storefront rhythm. A new building facade that is proposed to be much "wider" than theexisting characteristic facades on the street should be divided into a series of bays or components, defined by columns or masonry piers that frame windows, doors and bulkheads. Creating and reinforcing a facade rhythm helps tie the street together visually and provides pedestrians with features to mark their progress down the street.5. Wall surfaces. Wall surfaces, particularly at the street level, should be varied and interesting,rather than unbroken and monolithic, because blank walls discourage pedestrian traffic. This can be achieved in a number of ways including: a.Dividing the facade into a series of display windows with smaller panes of glass; b.Constructing the facade with small human scale materials such as brick or decorative tilealong bulkheads; San Luis Obispo Community Design Guidelines 4.2 – Design and Development GuidelinesChapter 4 – Downtown Design Guidelines June 2010 d. The project provides upper story setbacks from the front building façade along the street consistent with LUE Policy 4.16.4. Portions of the building above 50 feet should be set back sufficiently so that these upper building walls are not visible to pedestrians on the sidewalk along the building’s frontage (see Figure 4-3). 2. New buildings shall not obstruct views from, or sunlight to, publicly-owned gathering places including, but not limited to, Mission Plaza, the Jack House gardens, and YCLC Cheng Park. In these locations, new buildings shall respect views of the hills, framing rather than obscuring them. 3. New buildings should not shade the northerly sidewalk of Marsh, Higuera or Monterey Streets at noon on December 21st.Information demonstrating this objective shall accompany all applications for architectural review as detailed on application checklists.The City’s General Plan Land Use Element includes policies that explicitly call for upper floor setbacks for downtown buildings. Specifically: xPolicy 4.16.4 is intended to insure that new buildings fit within the context and scale of existing development. The policy says new buildings “should be set back above the second or third level to maintain a street façade that is consistent with the historic pattern of development.” xPolicy 4.5 says that “new buildings should not obstruct sunlight from reaching sidewalks on the northwest side of Marsh street, Higuera Street and Monterey Street at noon on the winter solstice.” xPolicy 4.13 says that new buildings “nearby publicly-owned gathering spaces such as Mission Plaza … shall respect views of the hills, framing rather than obscuring them. The objectives embodied in these policies are able to be realized through appropriate building setbacks. The policies are implemented by Design Guidelines Section 4.2.B and are further illustrated by Figures 4-1, 4-2 and 4-3. These policies and guidelines work together to insure that setbacks are provided for upper stories, consistent with the General Plan. Figure 4-1 – Solar access at the sidewalk level. Along Marsh, Higuera and Monterey Street, upper floor setbacks may be required to insure solar access consistent with guideline 4.2.B.3. San Luis Obispo Community Design Guidelines 4.2 – Design and Development GuidelinesChapter 4 – Downtown Design Guidelines June 2010 c. Providing traditional recessed entries; andd. Careful sizing, placement and overall design of signage. Figure 4-7 – Downtown building design elements. 6. Doorways. Doorways should be recessed, as described in Section D.3, below, and shown in Figure 4-9. 7. Bulkheads. Storefront windows should not begin at the level of the sidewalk, but should sit above a base, commonly called a “bulkhead,” of 18 to 36 inches in height. Bulkheads should be designed as prominent and visible elements of building facades, and should be treated sensitively to ensure compatibility with the overall appearance of the building. Desirable materials for bulkhead facing include those already common in the downtown: ornamental glazed tile in deep rich hues, either plain or with Mediterranean or Mexican patterns; dark or light marble panels; and pre-cast concrete. CONFORMANCE TO DOWNTOWN DESIGN GUIDELINESSEE VISUAL ANALYSIS SHEET A 29, DETAIL VIGNETTES ON SHEET A23, AND SECTIONS ON SHEET A15 FOR ADDITIONAL GRAPHICS TO FURTHER ESTABLISH CONFORMANCE WITH DESIGN GUIDELINES.Crowning Cornice - Pediment IntentCrowning Cornice -Pediment IntentOrnamentationWindow LintelCorniceOpening LintelTransom WindowDisplay WindowPilasterPilasterRevealRevealReveal Control Joint Reinforce Horizontal lines of Facades.ContiguousSill Reinforces Horizontal lines of Facades.OrnamentationWindow SillMulti PanedGlazingRecessed Store FrontBulkheadSignboard Awning(Fascia)CorniceCorniceOrnamentationWindow SillOrnamentationWindow SillOrnamentationOrnamentationWindow Awning
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A33VISUAL 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 HILLSIDESLEGEND
GROUND FLOOR - TRIPLEX 2 (TRIPLEX 1 MIRRORED & WITH 274.9 FF)1/8" = 1'-0" (24 X 36 SHEET)1SECOND FLOOR - TRIPLEX 2 (TRIPLEX 1 MIRRORED)1/8" = 1'-0" (24 X 36 SHEET)2SECTION - TRIPLEX 2 (TRIPLEX 1 MIRRORED)1/8" = 1'-0" (24 X 36 SHEET)3TRIPLEX 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)TRIPLEX 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-RS1227 OCTOBER 2022A34PALM STREET TRIPLEXES -TYPICAL DRAWINGSDN3A24ONE BEDROOMTRIPLEX UNIT BONE BEDROOMTRIPLEX UNIT C3' - 6"2' - 0"7' - 2"11' - 7"70' - 0"1' - 6"585 SF565 SFRR4' - 3"7' - 0"11' - 0"19' - 0"14' - 0"6' - 3"11' - 9"01-GROUND FLOOR0' -0"02-SECOND FLOOR10' -6"GROUND FLOOR PLATE9' -1"SECOND FLOOR PLATE19' -7"9' - 1"1' - 5"9' - 1"2ND FLR SETBACK8' - 6"PLTRIPLEX UNIT CDRIVE AISLEPL2' - 0"20' - 0"LANDSCAPE BUFFER MIN1ST FLR SETBACK5' - 0"R-2 VARIABLE SETBACK OUTLINE UP TO 24'-0"MAXHEIGHT22' -6"1' - 5"TRIPLEX UNIT AUPD/DW/W13A2420' - 0"BIKE STORAGE71' - 6"MECH/ELECTRICAL CL.TRASHCOMMON ENTRYLAUNDRYR. 32 GR. 32 GO. 32 GTRASHT. 32 GT. 32 G1' - 6"25' - 4"RPTHREE BEDROOMTRIPLEX UNIT A04 8 161/8” = 1’-0” 24X36 SHEETPALM ST ELEVATION - TRIPLEX 11/8" = 1'-0" (24 X 36 SHEET)4PALM ST ELEVATION - TRIPLEX 21/8" = 1'-0" (24 X 36 SHEET)8REAR ELEVATION - TRIPLEX 11/8" = 1'-0" (24 X 36 SHEET)6REAR ELEVATION - TRIPLEX 21/8" = 1'-0" (24 X 36 SHEET)10RIGHT ELEVATION - TRIPLEX 11/8" = 1'-0" (24 X 36 SHEET)5RIGHT ELEVATION - TRIPLEX 21/8" = 1'-0" (24 X 36 SHEET)9LEFT ELEVATION - TRIPLEX 11/8" = 1'-0" (24 X 36 SHEET)7LEFT ELEVATION - TRIPLEX 21/8" = 1'-0" (24 X 36 SHEET)1101-GROUND FLOOR0' -0"02-SECOND FLOOR10' -6"GROUND FLOOR PLATE9' -1"SECOND FLOOR PLATE19' -7"9' - 1"1' - 5"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR10' -6"GROUND FLOOR PLATE9' -1"SECOND FLOOR PLATE19' -7"9' - 1"1' - 5"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR10' -6"GROUND FLOOR PLATE9' -1"SECOND FLOOR PLATE19' -7"9' - 1"1' - 5"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR10' -6"GROUND FLOOR PLATE9' -1"SECOND FLOOR PLATE19' -7"9' - 1"1' - 5"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR10' -6"GROUND FLOOR PLATE9' -1"SECOND FLOOR PLATE19' -7"9' - 1"1' - 5"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR10' -6"GROUND FLOOR PLATE9' -1"SECOND FLOOR PLATE19' -7"9' - 1"1' - 5"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR10' -6"GROUND FLOOR PLATE9' -1"SECOND FLOOR PLATE19' -7"9' - 1"1' - 5"9' - 1"L01-GROUND FLOOR0' -0"02-SECOND FLOOR10' -6"GROUND FLOOR PLATE9' -1"SECOND FLOOR PLATE19' -7"9' - 1"1' - 5"9' - 1"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”
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A35PALM STREET TRIPLEXES - PERSPECTIVESPALM STREET PERSPECTIVE - TRIPLEX 11PALM STREET PERSPECTIVE - TRIPLEX 22
2212 01 RS1227 OCTOBER 2022C11422 MONTEREY MIXED-USEEXISTING CONDITIONS2ACCESS POINTACCESS POINTACCESS POINTACCESS POINTACCESS POINT5PTR (VACANT)4PTR (COMMERCIAL)30.17'70.79'38.61'20.41'1.07'13.37'16.03'1.08'19.70'76.52'68.59'1.13'4.19'5.24'4.76'26.38'24.98'3.18'23.57'31.22'39.81'36.19'78.37'31.08'4.01'8.44'36.46'1113M 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 TSITE NO SCALE - CITY OF SAN LUIS OBISPOVICINITY MAPSURVEY LEGEND - ABOVE GRADEBLOCK WALL/RETAINING WALLSTORM DRAIN GRATESTORM DRAIN MANHOLESEWER MANHOLEVALVES SEWER LINEW WATER LINET TELEPHONEE ELECTRIC LINESD STORM DRAIN LINEOH OVERHEAD LINEFOUND MONUMENTAGL ABOVE ADJACENT GRADESTREET LIGHTLIGHT STANDARDJPJOINT POLEWATER METERPACIFIC GAS & ELECTRIC VAULTTELEPHONE VAULTHANDICAP PARKINGFIRE HYDRANTTRAFFIC SIGNAL BOXOBSERVABLE EVIDENCE #TITLE REPORT EXCEPTION # (SEEALTA)11OBSERVABLE EVIDENCE OF EASEMENTS AND/OR SERVITUDES:PER ITEM 5.(E)(ii) OF THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPSLAND TITLE SURVEYS.NO EASEMENT FOR UTILITY POLE AND OVERHEAD LINES. UTILITIES PRESENT ONPOLE: POWER, TELEPHONE, CABLENO PUBLIC UTILITY EASEMENT FOR PG&E TRANSFORMERNO PUBLIC ACCESS EASEMENT FOR PUBLIC ROAD ENCROACHMENT123
2212 01 RS1227 OCTOBER 2022C21422 MONTEREY MIXED-USEPRELIMINARY GRADING AND DRAINAGE PLAN
2212 01 RS1227 OCTOBER 2022C31422 MONTEREY MIXED-USEPRELIMINARY CUT/FILL EXHIBIT
2212 01 RS1227 OCTOBER 2022C41422 MONTEREY MIXED-USEPRELIMINARY UTILITY PLAN
2212 01 RS1227 OCTOBER 2022C51422 MONTEREY MIXED-USEPRELIMINARY STRIPING & SIGN PLAN
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 RS1227 OCTOBER 2022L11422 MONTEREY MIXED-USELANDSCAPE SITE PLAN
02 4 81/4 SCALE 24X36 SHEET0248SCACCCLE24X36 SHEET21/4 SCSS2SCHZ-8BLDG 1789111019202421222212 01 RS1227 OCTOBER 2022L21422 MONTEREY MIXED-USELANDSCAPE PLAN - BUILDING 1 PLAZA
02 4 81/4 SCALE 24X36 SHEET00000000000000002221/4 SCALE22222222222244444444444448824X36 SHEETBLDG 267111312142312421222212 01 RS1227 OCTOBER 2022L31422 MONTEREY MIXED-USELANDSCAPE PLAN - BUILDING 2 PLAZA
1672543128911105455561514131617181920212231322423252733283029343536426043444551464948505153585957413738403926EXISTING 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) PARKINGQUANTITY60541:1EXISTINGPROPOSEDPROPOSED REPLACEMENT RATIODISPOSITION54REMOVE6REMAIN0 8 16 321/16” = 1’-0” 24X36 SHEET2212 01 RS1227 OCTOBER 2022L41422 MONTEREY MIXED-USETREE PROTECTION PLAN
Housing Accountability Act and Density Bonus Law Summary
The Housing Accountability Act (HAA) (Gov. Code § 65589.5(h)(2), applies only to “housing
development projects,” defined as a use consisting of any of the following:
• Residential units only.
• Mixed–use developments consisting of residential and nonresidential uses with at
least two-thirds of the square footage designated for residential use.
• Transitional housing or supportive housing.
If an application is made that meet s any of these three criteria, it is subject to the HAA and
subsection (j)(2) would be triggered.
Government Code section 65589.5(j)(2) and reads:
(A) If the local agency considers a proposed housing development project to
be inconsistent, not in compliance, or not in conformity with an applicable
plan, program, policy, ordinance, standard, requirement, or other similar
provision as specified in this subdivision, it shall provide the applicant with
written documentation identifying the provision or provisions, and an
explanation of the reason or reasons it considers the housing development
to be inconsistent, not in compliance, or not in conformity as follows:
(i) Within 30 days of the date that the application for the housing
development project is determined to be complete, if the housing
development project contains 150 or fewer housing units.
(ii) Within 60 days of the date that the application for the housing
development project is determined to be complete, if the housing
development project contains more than 150 units.
(B) If the local agency fails to provide the required documentation pursuant
to subparagraph (A), the housing development project shall be deemed
consistent, compliant, and in conformity with the applicable plan, program,
policy, ordinance, standard, requirement, or other similar provision.
The effect of this provision is to require City staff to provide notice to a housing project
applicant, following acceptance of the application as complete pursuant to the Perm it
Streamlining Act, of any and all potential inconsistencies of the project with the City’s plans,
policies, standards, and ordinances. If such a notice is not provided, the City will be
effectively precluded from finding that the project is inconsistent with such standards or
denying the project based on those inconsistencies.
Housing Accountability Act and Density Bonus Law Summary Memo
Page 2
If the project complies with all applicable objective standards1, then certain findings are
required in order for the agency to lawfully (1) deny the project; or (2) reduce or im pose
conditions which have the effect of reducing the project’s density.
Examples of objective standards include:
• Density
• Height limits
• Lot coverage
• Setbacks
• Floor Area Ratio requirements
• Use of certain building/finishing materials
• Façade variation (if requirement is easily identifiable and not subjective)
• Right of way improvement requirements
• Building, Fire, Health and Safety Code requirements
Examples of subjective standards not applicable to housing projects under the HAA include:
• “Look and feel”
• “Physically suitable”
• “Compatible,” e.g. with the surrounding neighborhood
• “High quality”
Projects which do not comply with applicable objective standards and request exceptions
through other means than concessions, incentives, or waivers are not subject to the
provisions of the HAA, unless the project defined as affordable. A project is defined as
affordable when the project dedicates at least 20% of units for low-income or 100% for
moderate-income households2. Government Code § 65589.5(d) states that a City shall not
disapprove a housing development project for very low, low-, or moderate-income
households, or condition approval in a manner that renders the housing development project
infeasible for development for the use of very low, low -, or moderate-income households.
Including through the use of design review standards, unless it makes written findings, based
upon a preponderance of the evidence in the record, as to one of the following;
• The City has adopted a Housing Element and has met or exceeded its share of
the regional housing need allocation pursuant to Section 65584.
• The project would have a specific, adverse impact upon the public health or safety,
and there is no feasible method to satisfactorily mitigate or avoid the specific
adverse impact without rendering the development infeasible.
• The denial of the project or imposition of conditions is required in order to comply
with specific state or federal law, and there is no feasible method to comply without
1 Government Code § 65589.5(j)(1). When a proposed housing development project complies with
applicable, objective general plan, zoning, and subdivision standards and criteria, including design review
standards, in effect at the time that the application was deemed complete, but the local agency proposes
to disapprove the project or to impose a condition that the project be developed at a lower density” the local
agency is required to make written findings of a specific adverse impact.
2 Government Code § 65589.5(g)(3). Housing for very low, low-, or moderate-income households means that
either (A) at least 20 percent of the total units shall be sold or rented to lower income households …, or (B)
100 percent of the units shall be sold or rented to persons and families of moderate income …, or persons
and families of middle income, as defined in Section 65008 of this code.
Housing Accountability Act and Density Bonus Law Summary Memo
Page 3
rendering the development unaffordable to low- and moderate-income
households.
• The project is proposed on land that is zoned for agriculture or resource
preservation.
• The project is inconsistent with both the City’s zoning ordinance and general plan
land use designation as specified in any element of the general plan as it existed
on the date the application was deemed complete.
In 2017, the State legislature amended the HAA to require that the findings be supported by
a preponderance of the evidence in the record and the agency bears the burden of proof.
By design, the legislature has crafted the findings to be difficult for agencies to make findings
to deny a project. Specifically, in order to deny a HAA project or reduce density, the agency
must find that:
“The housing development project would have a specific, adverse impact upon
the public health or safety unless the project is disapproved or approved upon
the condition that the project be developed at a lower density...and there is no
feasible method to satisfactorily mitigate or avoid the adverse impact…other
than disapproval…or the approval…at a lower den sity” Gov. Code §
65589.5(j)(1)(A)&(B)
A “specific, adverse impact” is defined to mean a “significant, quantifiable, direct, and
unavoidable impact, based on objective, identified written public health or safety standards,
policies, or conditions as they existed on the date the application was deemed complete.”
Government Code § 65589.5(j)(1). Accordingly, the City Council may only lawfully deny the
project or reduce its density if it determines the project or the additional density causes a
specific adverse health or safety impact. Standards such as “compatibility” can be lawfully
used to impose design conditions but cannot be used to deny a housing project or reduce
density. The reason is because the standard of compatibility is subjective in nature and not
necessarily related to public health and safety and the HAA requires the specific adverse
impact be based on objective health and safety standards. Also, even if the City identifies a
specific adverse impact, the City has the obligation to prove that “…there is no feasible
method to satisfactorily mitigate or avoid the adverse impact… other than the disapproval of
the housing development project or the approval of the project upon the condition that it be
developed at a lower density.” Government Code § 65589.5(j)(1)(B).
Notwithstanding any other law, if a proposed housing development project complies with the
applicable, objective general plan and zoning standards in effect at the time an application
is deemed complete, the City shall not conduct more than five hearings in connection with
the approval of that housing development project pursuant to Government Code § 65905.5.
If the City continues a hearing to another date, the continued hearing shall count as one of
the five hearings allowed. The city, county, or city and county shall consider and either
approve or disapprove the application at any of the five hearings allowed consistent with the
applicable timelines under the Permit Streamlining Act.
It should be noted that the protections in the HAA a nd the density bonus provisions in the
Density Bonus Law (DBL), discussed below, work in concert with one another. Specifically,
Government Code § 65589.5(j)(3) states that: “…the receipt of a density bonus pursuant to
Housing Accountability Act and Density Bonus Law Summary Memo
Page 4
§ 65915 shall not constitute a valid basis on which to find a proposed housing development
project is inconsistent, not in compliance, or not in conformity, with an applicable plan,
program, policy, ordinance, standard, requirement, or other similar provision specified in this
subdivision.” In other words, the legislature has determined that the benefits afforded by the
DBL do not render the protections in the HAA inapplicable .
The DBL, codified in Government Code § 65915, mandates that public agencies provide a
density bonus and relax development standards through incentives, concessions or waivers
if a proposed project includes a prescribed percentage of affordable housing. The level of
the density bonus and the number of incentives or concessions is dependent on the amount
of affordable housing provided and the level of affordability. A city cannot require a developer
to provide a greater percentage of units or deeper level of affordability than prescribed by
the statute in order to qualify for the density bonus. See Latinos Unidos del Valle de Napa y
Solano v. County of Napa, 217 Cal. App. 4th 1160 (2013). On top of this requirement, Gov.
Code § 65915(e)(1) mandates that “in no case may a city…apply any development standard
that will have the effect of physically precluding the construction of a development meeting
the criteria of subdivision (b) at the densities or with the concessions or incentives permitted
by this [the DBL].” In other words, the DBL law requires a city to relax its development
standards in order for the project to physica lly incorporate the additional units permitted
under the law.
Similar to the HAA, there are protections for projects using the DBL. No grounds are
provided that would allow a city to deny a density bonus; rather, "a city … shall grant one
density bonus…." (Gov. Code § 65925(b)(1); see also Wollmer v. City of Berkeley, 193 Cal.
App. 4th 1329, 1330 (2011) ("Wollmer") ("Section 65915 mandates that local governments
provide a density bonus…" (emphasis added).
Developers can also request modifications of development standards by requesting either
incentives/concessions (they are the same) or waivers. Incentives or concessions refer to
“regulatory incentives” that provide “identifiable and actual cost reductions” to provide for the
affordable housing (Gov. Code § 65915(k)); in other words, they are provided to allow for
modifications that result in an actual reduction of costs to the project so the affordable
housing is economically feasible.
Waivers of development standards are provided under Government Code § 65915(e), if the
usual development standards would “physically preclude” a development from being
constructed with the density bonus requested; projects with a 35% or greater density bonus
may require modifications of development standards to fit on a site. Necessary waivers may
only be denied if the agency can make a finding based on substantial evidence that the
waiver is contrary to state or federal law, would have an adverse impact on property listed
on the California Historical Register, or would cause a “specific, adverse impact” upon the
public health, safety, or the physical environment, for which there is no feasible method to
satisfactorily mitigate or avoid the specific adverse impact. The definition of “specific,
adverse impact” is the same as that in the HAA – i.e. a “significant, quantifiable, direct, and
unavoidable impact, based on objective, identified written public health or safety standards,
policies, or conditions as they existed on the date the application was deemed complete.”