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Home My WebLink About05-04-2015 ARC Item 1 - 3680 Broad Street)Meeting Date: May 4, 2015 Item Number: 1 2 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of a mixed-use affordable housing project with 4,400 square feet of commercial space and 46 residential units located at 3680 Broad Street with a categorical exemption from environmental review. PROJECT ADDRESS: 3680 Broad Street BY: Rachel Cohen, Associate Planner Phone Number: 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-0810-2015 FROM: Phil Dunsmore, Senior Planner RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project based on findings and subject to conditions. SITE DATA Applicant For the Future Housing Representative Jim Rendler Submittal Date 1/20/2015 Complete Date 4/10/2015 Zoning Service Commercial with a special considerations overlay (C-S-S) General Plan Services Manufacturing Site Area 1.6 acres Environmental Status Categorically Exempt from environmental review under Section 15332, Class 32, In-fill Development Projects, of the CEQA Guidelines. SUMMARY The applicant proposes to construct a new mixed-use affordable housing project at 3680 Broad Street within the C-S zone (Attachment 3, Project Plans). The Planning Commission reviewed and approved the Use Permit for this site to allow the Mixed-Use project on April 8, 2015 (Attachment 4, Final Draft Planning Commission Resolution). 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines (CDG) and applicable City standards. ARC1 - 1 PJD ARCH-0810-2015 (3680 Broad Street) Page 2 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The project site consists of one undeveloped lot on the east side of Broad Street, approximately 0.25 miles north of Tank Farm Road The site is adjacent to Darrel's Mini Storage and the future site of McCarthy's Steel. Surrounding sites contain a mixed use project, the Gas Company facility, SESLOC Credit Union, the Vons shopping center and the Damon-Garcia Sports Fields. The site is located in the Service Commercial zone with a Special Considerations overlay (C-S-S) (Attachment 3, Vicinity Map). The S-overlay is in place to assure the review of necessary public improvements, unique site constraints in relation to the Orcutt Creek culvert and to ensure the safe and orderly development within the Broad Street Annexation Area. Site specific details are noted in Table 1 below. Table 1: Site details Site Dimensions (approx.) Area: 69,696 sq ft (1.6 acres) Width: 150 feet Depth: ~461 feet Current Use Vacant (no structures), improved with an access road into the property Topography Elevation: Min. 173 feet; Max. 185 ft. Slope: Nearly flat, 5% or less Access From Broad Street via shared private drive Surrounding Use / Zoning North, South & East: C-S-S (Service Commercial Uses); McCarthy Steel, Derrel’s Mini Storage, The Gas Company, Plumbers and Steamfitters Union, Woodtech Cabinet Specialists Inc., and Central Elevator Services West: PF (Sports Fields) & C/OS (Open Space); Damon-Garcia Sports Fields 2.2 Previous Review The site has a history of previous reviews and entitlements. • March 15, 2013: The Director reviewed and approved a minor subdivision of 3710 Broad Street creating 4 parcels, including 3680 Broad Street. Utilities were stubbed in as part of the conditions of the subdivision (MS 16-13). • April 8, 2015: Planning Commission reviewed and approved a Use Permit for a mixed-use affordable housing project, including a 43 foot height exception where normally 35 feet is allowed, and a Master Use List (USE-0809-2015). 2.3 Project Description The project proposes to construct a new mixed-use project called Iron Works that consists of 46 dwelling units, which are 100% affordable and restricted to extremely low, very-low and low income households (households earning 30-60% of the area median income) and 4,400 square feet of commercial space. The development will include: • A single story, 4,400 square foot commercial building along the Broad Street; • Two, three-story residential buildings (each approximately 9,800 square feet in size) located behind the commercial building; ARC1 - 2 ARCH-0810-2015 (3680 Broad Street) Page 3 o 1,950 square feet of leasing office and residential amenities (laundry facility, technology center, and a community room); o 46 units ranging in size from 557- 1,030 square feet:  12, one-bedroom units;  19, two-bedroom units;  15, three-bedroom units; o Interior courtyards located in the center of each building and another courtyard between the buildings that includes a play area for children; • Materials include: o Corrugated metal siding, o Standing seam roofing, o Fiber cement siding and trim, o Metal awnings, and industrial style windows. • Parking o 84 parking spaces, o 1 short-term bicycle parking spaces, and o 48 long-term bike spaces. Figure 1: View of the southern side of the residential units, looking towards Broad Street 2.3 Project Statistics As shown in Table 2 below, the project complies with property development standards for the C-S zone. As mentioned in Section 2.2, the applicant was granted a height exception by the Planning Commission as part of their Use Permit approval. Table 2: Property Development Standards ITEM PROPOSED1 ORDINANCE STANDARD2 Street Yard 20 15 Max. Height of Structure(s) 43 feet 35 feet Building Coverage 35% 75% Parking Spaces 74 61 Bicycle Spaces 49 49 Notes: 1. Applicant’s project plans; 2. City Zoning Regulations ARC1 - 3 ARCH-0810-2015 (3680 Broad Street) Page 4 3.0 PROJECT ANALYSIS The project meets all of the property development standards within the Zoning Regulations. Staff finds that the proposed structure’s scale, massing, articulation, color/materials, and industrial inspired design are compatible with the existing neighborhood and the Community Design Guidelines. 3.1 Site Plan: The proposed project (Figure 2) is consistent with the Community Design Guidelines (CDG) and meets the zone and mixed-use project development standards as stipulated in the Zoning Regulations. Figure 2: Proposed site plan Staff Analysis: The proposed layout of the structures makes efficient use of the available site area by providing convenient retail space, maximizing the number of residential units for the site, concealing required parking behind structures, providing outdoor courtyard space, enclosing bicycle parking, landscaping, and has easily accessible trash locations. The design and orientation of the retail/commercial structure is multi-sided with storefronts facing out towards the residential units.1 The two residential structures are oriented with their courtyards facing pedestrian access ways along the private road. The trash enclosures are conveniently located and do not interfere with proposed circulation or parking and the plans show that the enclosures are amply screened with diverse landscaping2 (Attachment 3, Project Plans, Sheet L-1). The applicant has not provided design details of the proposed trash enclosure. Staff is recommending Condition No. 4 which states that trash enclosures shall be finished with high quality materials to match the architecture of the project buildings to the satisfaction of the Community Development Director. 3.2 Building Design: The project design is a contemporary interpretation of commercial-industrial 1. CDG 3.1.C.2b: Commercial Project Design, Building and parking location. The orientation of buildings should respond to the pedestrian or vehicular nature of the street. Buildings with high pedestrian use should face and be directly accessible from the sidewalk. Buildings in parts of the City that are more suburban and auto-oriented in character should not face large parking lots located between the building and the street, but should instead face major on-site open space and streetscape elements provided for pedestrian use. In the case of new commercial structures located on major arterials, it may also be appropriate to provide landscaped setbacks between buildings and streets. 2. CDG 6.1.F: Misc. Design Details, Trash/recycling enclosures & service areas. Refuse containers, service areas, loading docks, and similar facilities should be located out of view from the general public, and so that their use does not interfere with on-site parking or circulation areas, and adjacent uses, especially residential uses. ARC1 - 4 ARCH-0810-2015 (3680 Broad Street) Page 5 architecture that exists in the surrounding neighborhood. The project includes the use of corrugated metal and fiber cement siding, industrial style windows, metal awnings and railings and metal trim panels. The design also includes peaked roofs covered with standing seam or composite material. The proposed project incorporates architectural interest with a variety of materials, colors, and building face articulation. The structures are further enhanced by the proposed landscaping along the building, parking area and pedestrian pathways. Figure 3: Front (east) elevation of the commercial building facing Broad Street Figure 4: Front (south) elevation of the proposed residential structure Staff Analysis: The CDG does not give specific guidelines for mixed-use residential and commercial projects, but it does provide parameters for each separately. The proposed design provides architectural features that provide a sense of human scale with the use of wall articulation, awnings, balconies, and variation in color and materials.3 As described above, the project is consistent with neighborhood architecture in the vicinity such as the Broad Street mixed-use development, Derrel’s mini storage and SESLOC and includes features from these projects such as peaked roofs, horizontal and vertical siding, and the use of corrugated metal siding.4 3. CDG 3.1.B.4: Commercial Project Design, Form and mass. A building’s design should provide a sense of human scale and proportion. Horizontal and vertical wall articulation should be expressed through the use of wall offsets, recessed windows and entries, awnings, full roofs with overhangs, second floor setbacks, or covered arcades. CDG 5.4.C.1: Multi-family and Cluster Housing Design, Facade and roof articulation. A structure with three or more attached units should incorporate significant wall and roof articulation to reduce apparent scale. Changes in wall planes and roof heights, and the inclusion of elements such as balconies, porches, arcades, dormers, and cross gables can avoid the barracks-like quality of long flat walls and roofs. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or segments of pitched roof applied at the structure's edge. Structures (including garages and carports) exceeding 150 feet in length are discouraged. ARC1 - 5 ARCH-0810-2015 (3680 Broad Street) Page 6 3.3 Parking: The mixed-use site proposes a total of 84 vehicular parking spaces (23 spaces under carports) and 49 bicycle parking spaces (Attachment 3, Project Plans, Sheet A1.0). The applicant is providing a separate, locked bicycle parking room that will only be accessible to residents. Staff Analysis: The applicant is proposing a design that includes a long monotonous parking drive that is discouraged by the CDG (Section 5.4.B.1). Due to the narrow shape of the parcel and the desire to provide the maximum number of units for affordable housing the applicant is not willing to provide design alternatives. Staff explored options with the applicant team to break up the parking areas and stagger the buildings; however it is difficult to achieve a design that provides the required number of units and quality open space areas while meeting required parking standards. Although repetitive, the carports are recessed under the residential structures and oriented in a manner that minimizes their visibility from outside the parking area. The overall elevation that includes the carports is well articulated and incorporates various awnings and material change. 4.0 ENVIRONMENTAL REVIEW The proposed Iron Works mixed-used is categorically exempt from environmental review (CEQA Guidelines, Section 15332, Class 32, In-fill Development Projects) because the project is within City limits, consistent with applicable with Zoning and General Plan policies, surrounded by urban uses, and on a project site less than five acres in size served by required utilities and public services. 5.0 OTHER DEPARTMENT COMMENTS Other departments have reviewed the proposed project and conditions have been incorporated into the resolution. Additional conditions will be provided in the future architectural review report regarding public improvement requirements, utility connections, and other site features. 6.0 ALTERNATIVES 9.1. Continue the project with direction to the applicant and staff on pertinent issues. 9.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations and applicable City policy. 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity map 3. Project Plans 4. Final Draft Planning Commission Resolution (USE-0809-2015) 4 . CDG 3.1.B.2:. Commercial Project Design, Neighborhood compatibility. In designing a building, it is important to analyze the areas surrounding the building site to find elements of compatibility that can be used in a new design. Simply duplicating the character of surrounding buildings, however, should not be a design goal. It is important for each site to both maintain its own identity and be complementary to its surroundings. Thus, a new building can be unique and interesting and still show respect for and compatibility with the architectural styles and scale of other buildings in its vicinity. ARC1 - 6 ATTACHMENT 1 RESOLUTION NO. ARC- -15 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING A NEW MIXED-USE AFFORDABLE HOUSING PROJECT INCLUDING A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MAY 4, 2015 3680 BROAD STREET (ARCH-0810-2015) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on May 4, 2015, pursuant to a proceeding instituted under ARCH-0810- 2015, For the Future Housing, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-0810-2015), based on the following findings: 1. The project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the neighborhood. 2. The project is consistent with the Housing Element Program 6.15 because it promotes high- density, mixed-use housing at 3710 Broad Street (which includes recently subdivided parcels 3680, 3720, 3690 Broad Street). 3. That the project’s mixed uses are consistent with the General Plan and are compatible with their surroundings, with neighboring uses, and with each other since the project has appropriate setbacks from the roadway and incorporates design features that protect the privacy and quality of the residential units. 4. The project is categorically exempt under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines because the project is within City limits, consistent with applicable City policy, surrounded by urban uses, and on a project site less than 5 acres in size served by required utilities and public services. ARC1 - 7 Resolution No. ARC- -15 ATTACHMENT 1 3680 Broad Street, ARCH-0810-2015 Page 2 SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning 1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. 2. The project shall comply with conditions established under Planning Commission Use Permit USE-0809-2015. 3. The applicant shall provide an Archaeological Resource Inventory (ARI) (Phase 1 archeological investigation) prior to the issuance of the building permit. 4. The applicant shall submit building plans that include a trash enclosure design that is finished with high quality materials to match the architecture of the project buildings; design of the enclosure is subject to the Community Design Guidelines and to the satisfaction of the Community Development Director. 5. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 6. All colors and materials shall be called out on plans submitted for a building permit. 7. Signage for the project site shall conform to the standards established for the C-S zone and shall comply with the City's Sign Regulations to the satisfaction of the Community Development Director. The Director may refer signage or specific proposals to the ARC if it seems excessive or out of character with the project. 8. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall- mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut- ARC1 - 8 Resolution No. ARC- -15 ATTACHMENT 1 3680 Broad Street, ARCH-0810-2015 Page 3 sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure 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 Regulations. 9. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line-of-sight diagram shall be included to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 10. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. 11. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. Utilities 12. Any private sewer services that cross one parcel for the benefit of another shall provide evidence that a private utility easement appropriate for those facilities has been recorded prior to final Building Permit. 13. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 14. The site is within the City’s Water Reuse Master Plan area and landscape irrigation for the project shall utilize recycled water from the existing service that was stubbed to the property. The irrigation system shall be designed and operated as described consistent with recycled water standards in the City’s Procedures for Recycled Water Use, including the ARC1 - 9 Resolution No. ARC- -15 ATTACHMENT 1 3680 Broad Street, ARCH-0810-2015 Page 4 requirement that sites utilizing recycled water require backflow protection on all potable service connections. Three sets of irrigation plans shall be submitted to the Building Department for review during the City’s building permit review process. The applicant may contact the City’s Utilities Project Manager at 781-7239 for more information. 15. The project’s proposed non-residential uses shall be separately metered from the project’s proposed residential uses. Engineering/Public Works 16. The building plan submittal shall include the bearings and distances for all property lines in accordance with the parcel map. The plan shall show and label all existing and proposed easements. 17. Projects involving the construction of new structures require that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050. 18. Any sections of damaged or displaced curb, gutter and sidewalk shall be repaired or replaced to the satisfaction of the Public Works Department. 19. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 20. All parking spaces shall be able to be entered in one movement. All spaces, drive aisles, etc. shall be designed so that all vehicles can exist to the adjoining street in a forward motion in not more than two maneuvers. For purposes of maneuverability, all required and proposed covered and uncovered spaces shall be assumed to be occupied by a standard size vehicle. 21. The building plan submittal shall show and note compliance with City Engineering Standards for the proposed parallel parking spaces located along the common driveway/access road. The plans shall show the space dimensions and shall include all necessary signage and striping. A common driveway agreement/shared parking agreement for the off-site parallel parking area shall be recorded prior to building permit issuance. 22. The building plan submittal shall show all required short-term and long-term bicycle parking per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific conditions to the satisfaction of the Community Development Department. Include details and detail references on the plans for the proposed bicycle parking facilities and/or ARC1 - 10 Resolution No. ARC- -15 ATTACHMENT 1 3680 Broad Street, ARCH-0810-2015 Page 5 racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. The short-term retail bike rack should be located away from the trash enclosure area and closer to the tenant entrances (preferably set on the access sidewalk between retail spaces 2 and 3). 23. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. All work in the public right-of-way shall be shown or noted. All new electrical service wiring and telecom wiring shall be underground. 24. The utility plan shall correctly reflect the as-built subdivision improvements for PGE service locations, transformer pad improvements, and all existing and proposed conduit locations. 25. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be considered in the final design. Any common storage areas shall be maintained by the Homeowner’s/Property Owner’s Association and shall be included in the CCR’s or other property maintenance agreement accordingly. Drainage from the trash enclosures shall be treated in accordance with City Engineering Standard 1010.B and shall be included in the Post Construction Stormwater Regulation compliance summary. 26. The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the high point elevation or grade break at the yard areas and drainage arrows to show historic drainage. Include the FF of the residence, existing finish grade elevations, and existing yard drainage. Show all existing and proposed drainage courses, pipes and structures; indicate the size, type and material. 27. The building plan submittal shall include a complete drainage report. The project shall comply with the Waterway Management Plan Volume III, Drainage Design Manual. 28. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for developed sites. Provide a complete Post Construction Stormwater Plan Checklist as available on the City’s Website. Show compliance with all four performance requirements as required for projects with area greater than 22,000 square feet and located in Watershed Management Zone 1,2,3,6, or 9. 29. The building plan submittal shall include an operations and maintenance manual as required for the Post Construction Stormwater improvements. A private stormwater conveyance agreement will be required and shall be record prior to final inspection approvals. ARC1 - 11 Resolution No. ARC- -15 ATTACHMENT 1 3680 Broad Street, ARCH-0810-2015 Page 6 30. The building plan submittal shall include a copy of the Stormwater Pollution Prevention Plan (SWPPP) for reference. Incorporate any erosion control measures into the building plans as required by the Board, identified in the SWPPP, and in accordance with Section 10 of the City’s Waterways Management Plan. Include reference to the WDID number on the grading and erosion control plan for reference. 31. The building plan submittal shall show all required street trees. Street trees are generally required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. Tree species and planting requirements shall be approved to the satisfaction of the City Arborist and shall conform to City Engineering Standards. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 4th day of May, 2015. _____________________________ Phil Dunsmore, Secretary Architectural Review Commission ARC1 - 12 C-S-S PF C-C M-S MC-S BP-SP PF C/OS-40-SP PF R-1-SP BP-SP C/OS-SP C/OS C/OS C-R-SP C/OS-SP C/OS R-1-SP C/OS-SP B R O A D INDUSTR I A L SA C R A M E N T O VICINITY MAP File No. 0810-20153680 Broad ¯ ATTACHMENT 2 ARC1 - 13 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m AR C H I T E C T U R A L : A0 . 1 S h e e t I n d e x A1 . 0 S i t e P l a n A1 . 1 L a n d s c a p e A r e a A2 . 0 E l e v a t i o n s - B u i l d i n g A A2 . 1 E l e v a t i o n s - B u i l d i n g A A2 . 2 E l e v a t i o n s - B u i l d i n g B A2 . 3 E l e v a t i o n s - B u i l d i n g B A2 . 4 E l e v a t i o n s - C o u r t y a r d A2 . 5 E l e v a t i o n s - R e t a i l A3 . 0 . B u i l d i n g A - L e v e l 1 A3 . 1 B u i l d i n g A - L e v e l 2 A3 . 2 B u i l d i n g A - L e v e l 3 A3 . 3 B u i l d i n g B - L e v e l 1 A3 . 4 B u i l d i n g B - L e v e l 2 A3 . 5 B u i l d i n g B - L e v e l 3 A3 . 6 B u i l d i n g C - R e t a i l A4 . 0 S e c t i o n s A5 . 0 U n i t P l a n s A5 . 1 U n i t P l a n s A5 . 2 F l o o r P l a n - L e a s i n g & Am e n i t i e s A6 . 0 P e r s p e c t i v e A6 . 1 P e r s p e c t i v e A6 . 2 P e r s p e c t i v e A7 . 0 M a t e r i a l B o a r d - R e s i d e n t i a l A7 . 1 M a t e r i a l B o a r d - R e t a i l VI C I N I T Y M A P LA N D U S E M A P SI T E SI T E Al l w o r k s h a l l b e i n c o n f o r m a n c e w i t h 2 0 1 3 C a l i f o r n i a Bu i l d i n g C o d e ( C B C ) b a s e d o n t h e 2 0 1 2 I B C , 2 0 1 3 Ca l i f o r n i a E l e c t r i c a l C o d e ( C E C ) b a s e d o n 2 0 1 1 N E C , 20 1 3 C a l i f o r n i a M e c h a n i c a l C o d e ( C M C ) b a s e d o n 20 1 2 U M C , 2 0 1 3 C a l i f o r n i a P l u m b i n g C o d e ( C P C ) ba s e d o n 2 0 1 2 U P C , 2 0 1 3 C a l i f o r n i a F i r e C o d e ( C F C ) ba s e d o n 2 0 1 2 I F C , 2 0 1 3 C a l i f o r n i a G r e e n B u i l d i n g St a n d a r d s C o d e ( C A L G r e e n ) , 2 0 1 1 C a l i f o r n i a B u i l d i n g Ef f i c i e n c y S t a n d a r d s a n d C i t y o f S a n L u i s O b i s p o 2 0 1 3 Co n s t r u c t i o n & F i r e C o d e s . ATTACHMENT 3 ARC1 - 14 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m Pr o jec t Sta t i s t i c s Zon i n g: C-S Com m e r c i a l Ser v i c e s Cur r e n t Use s : V a c a n t To t a l S q u a r e F o o t a ge: 1. 6 a c r e s Ar e a o f Sit e t o b e Cov e r e d b y Str u c t u r e s : Res i d e n t i a l B u i l d i n gs (9, 8 5 5 s . f. + 9 , 8 0 0 s . f.): ±1 9 , 6 0 0 s . f . Ret a i l B u i l d i n g:g ± 4 , 4 0 0 s . f. To t a l A r e a o f Sit e t o b e Cov e r e d b y Str u c t u r e s ±2 4 , 1 0 0 s . f. To t a l n u m b e r o f e x i s t i n g d w e l l i n g u n i t s : 0 u n i t s Pr o p o s e d U n i t s : 1- B ed roo m1 2 uni t s 2- B ed roo m1 9 u n i t s 3-B e d r o o m 15 u n i t s To t a l n u m b e r o f n e w d w e l l i n g u n i t s : 46 u n i t s Dw e l l i n g D e n s i t y: 29 D U /Ac r e Pa r k i n g R e q u i r e d : Ret a i l (1/30 0 s . f.): 1 5 s p a c e s Re s ide nt i al: 4 6 s pac e s p To t a l P a r k i n g P r o v i d e d : 6 1 s p a c e s Pa r k i n g P r o v i d e d : Ret a i l (1/30 0 s . f.): ±1 5 s p a c e s Re s ide nt i al: ±5 9 s pac e s p To t a l P a r k i n g P r o v i d e d : ±7 4 s p a c e s Bi c ycl e P a r k i n g P r o v i d e d : Ret a i l Sho r t T e r m 1 s p a c e s Ret a i l L o n g T e r m 2 s p a c e s Res i d e n t i a l (1 s p a c e /DU ): 4 6 s p a c e s Co u r t y a r d ya uur t y y uuuuu yyyy rt y H.C. H.C. H.C. H.C. 461' - 7 " 150'-0 Co u r t y a r d C u a H.C. AR C H I T E C T U R A L S I T E P L A N Co u r t y a r d d ou ya CC d ur t y ur t y u y Bu i l d i n g A Bu i l d i n g B ATTACHMENT 3 ARC1 - 15 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m Co u r t y a r d Co u r t y a r d H. C . H. C . H. C . H. C . 46 1 ' - 7 " 150'-0 *T o t a l A r e a o f L a n d s c a p i n g : ± 7 , 0 2 5 s q . f t . Co u r t y a r d H. C . LA N D S C A P E A R E A D I A G R A M Bu i l d i n g A Bu i l d i n g B ATTACHMENT 3 ARC1 - 16 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m 1. L e f t E l e v a t i o n 2. F r o n t E l e v a t i o n 0 4 81 6 3 2 4 Ke y M a p n . t . s . 2 Ma t e r i a l L e g e n d 1. A r c h . G r a d e C o m p o s i t e R o o f 2. M e t a l S i d i n g 3. F i b e r C e m e n t S i d i n g 4. F i b e r C e m e n t T r i m 5. M e t a l R a i l i n g 6. M e t a l A w n i n g 7. M e t a l P a n e l 8. O u t l o o k e r s 1 5 6 7 7 1 8 ATTACHMENT 3 ARC1 - 17 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m 1. R i g h t E l e v a t i o n 2. R e a r E l e v a t i o n 0 4 81 6 3 2 4 Ke y M a p n . t . s . Ma t e r i a l L e g e n d 1. A r c h . G r a d e C o m p o s i t e R o o f 2. M e t a l S i d i n g 3. F i b e r C e m e n t S i d i n g 4. F i b e r C e m e n t T r i m 5. M e t a l R a i l i n g 6. M e t a l A w n i n g 7. M e t a l P a n e l 8. O u t l o o k e r s 1 7 5 2 3 1 8 ATTACHMENT 3 ARC1 - 18 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m 1. L e f t E l e v a t i o n 2. F r o n t E l e v a t i o n 0 4 81 6 3 2 4 Ke y M a p n . t . s . 2 Ma t e r i a l L e g e n d 1. A r c h . G r a d e C o m p o s i t e R o o f 2. M e t a l S i d i n g 3. F i b e r C e m e n t S i d i n g 4. F i b e r C e m e n t T r i m 5. M e t a l R a i l i n g 6. M e t a l A w n i n g 7. M e t a l P a n e l 8. O u t l o o k e r s 1 5 6 7 7 1 8 8 ATTACHMENT 3 ARC1 - 19 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m 1. R i g h t E l e v a t i o n 2. R e a r E l e v a t i o n 0 4 81 6 3 2 4 Ke y M a p n . t . s . Ma t e r i a l L e g e n d 1. A r c h . G r a d e C o m p o s i t e R o o f 2. M e t a l S i d i n g 3. F i b e r C e m e n t S i d i n g 4. F i b e r C e m e n t T r i m 5. M e t a l R a i l i n g 6. M e t a l A w n i n g 7. M e t a l P a n e l 8. O u t l o o k e r s 1 7 5 2 3 1 8 ATTACHMENT 3 ARC1 - 20 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m 2. T y p i c a l C o u r t y a r d E l e v a t i o n 1. B u i l d i n g A - C o u r t y a r d E l e v a t i o n 0 4 81 6 3 4 Ke y M a p n . t . s . Ma t e r i a l L e g e n d 1. A r c h . G r a d e C o m p o s i t e R o o f 2. M e t a l S i d i n g 3. F i b e r C e m e n t S i d i n g 4. F i b e r C e m e n t T r i m 5. M e t a l R a i l i n g 6. M e t a l A w n i n g 7. M e t a l P a n e l 8. O u t l o o k e r s 1 6 2 2 1 2 2 8 ATTACHMENT 3 ARC1 - 21 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m 2. L e f t E l e v a t i o n 3. R e a r E l e v a t i o n 0 4 81 6 1 3 Ke y M a p n . t . s . 2 Ma t e r i a l L e g e n d 1.2.3. F i b e r C e m e n t S i d i n g 4. F i b e r C e m e n t P a n e l 5. M e t a l A w n i n g 6. O u t l o o k e r s 7. T e n a n t S i g n a g e 2 3 1. F r o n t E l e v a t i o n 1 4 4. R i g h t E l e v a t i o n 5 6 7 1 4 3 6 7 5 2 Ma t e r i a l L e g e n d 1. S t a n d i n g S e a m R o o f ATTACHMENT 3 ARC1 - 22 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 23 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 24 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 25 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 26 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 27 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 28 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 29 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m Se c t i o n A - A Se c t i o n C - C 0 4 81 6 Ke y M a p n . t . s . Se c t i o n B - B Bu i l d i n g A B u i l d i n g B ATTACHMENT 3 ARC1 - 30 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 31 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 32 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m ATTACHMENT 3 ARC1 - 33 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m BR O A D S T . & P R I V A T E D R I V E C O R N E R Ke y M a p n . t . s . Pr i v a t e D r i v e Broad St. 1 ATTACHMENT 3 ARC1 - 34 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m RE T A I L B U I L D I N G Ke y M a p n . t . s . Pr i v a t e D r i v e Broad St. 1 ATTACHMENT 3 ARC1 - 35 KT G Y G r o u p , I n c . Ar c h i t e c t u r e + P l a n n i n g 17 9 2 2 F i t c h Ir v i n e , C A 9 2 6 1 4 94 9 . 8 5 1 . 2 1 3 3 kt g y . c o m PR I V A T E D R I V E Ke y M a p n . t . s . Pr i v a t e D r i v e Broad St. 1 ATTACHMENT 3 ARC1 - 36 Pl a n t i n g D e s i g n N o t e s La n d s c a p e d e s i g n s h a l l c o m p l y w i t h t h e C i t y o f S a n L u i s O b i s p o Un i f o r m D e s i g n C r i t e r i a . Al l p l a n t m a t e r i a l h a s b e e n s e l e c t e d t o h a v e l o w t o m e d i u m w a t e r r e q u i r e m e n t s . No l a w n i s p r o p o s e d f o r t h i s d e s i g n . Al l p l a n t i n g b e d s s h a l l h a v e a m i n i m u m 2 " l a y e r o f o r g a n i c m u l c h t h r o u g h o u t to i m p r o v e w a t e r r e t e n t i o n i n s o i l . Pr e l i m i n a r y P l a n t M a t e r i a l s L i s t St r e e t T r e e s (1 5 g a l l o n m i n i m u m s i z e , C i t y o f S a n L u i s O b i s p o A p p r o v e d St r e e t T r e e Li s t ) P l a t a n u s x a c e r i f o l i a C a l i f o r n i a S y c a m o r e Q u e r c u s p a l u s t r i s S w a m p O a k Tr i s t a n i o p s i s l a u r i n a Wa t e r G u m Me d i u m S i z e E v e r g r e e n A n d D e c i d u o u s T r e e s Ca n o p y : Ge i j e r a p a r v i f o l i a A u s t r i a l i a n W i l l o w P i s t a c i a c h i n e n s i s C h i n e s e P i s t a c h e Na r r o w : A c e r p l a t a n o i d e s N o r w a y M a p l e T r e e P y r u s c a l l e r y a n a / ' B r a d f o r d ’ O r n a m e n t a l P e a r F r a x i n u s o x y c a r p a ' R a y w o o d ' R a y wo o d A s h T r e e Sm a l l A c c e n t T r e e s Na r r o w : Ca l l i s t e m o n v i m i n a l i s W e e p i n g B o t t l e b r u s h Hy m e n o s p o r u m f l a v u m S w e e t S h a d e Me l a l e u c a l i n a r i i f o l i a Fl a x l e a f P a p e r b a r k Fl o w e r i n g a n d C o l o r f u l F o l i a g e : A r b u t u s ' M a r i n a ' S t r a w b e r r y T r e e C h i t a l p a t a s h k e n t e n s i s C h i t a l p a C o t i n u s c o g g r y g i a S m o k e T r e e M a g n o l i a ' L i t t l e G e m L i t t l e G e m M a g n o l i a Sc r e e n / B u f f e r S h r u b s 4 - 5 ' Ab e l i a g r a n d i f l o r a Gl o s s y A b e l i a Be r b e r i s t h u n b e r g i a Ba r b e r r y Ce a n o t h u s ' B l u e J e a n ' Ca l i f o r n i a L i l a c Ra p h i o l e p i s i n d i c a In d i a H a w t h o r n Ro s m a r i n u s ' T u s c a n B l u e ' Ro s e m a r y Co u r t y a r d S h r u b s a n d G r o u n d c o v e r s Ag a p a n t h u s a f r i c a n u s Li l y - o f - t h e - N i l e Es c a l l o n i a ‘ N e w p o r t D w a r f ’ N C N E u o n y m u s j a p o n i c u s ' S i l v e r P r i n c e s s ' S i l v e r P r i n c e s s E u o n y m u s H e m e r o c a l l i s h y b r i d D a y L i l y H e u c h e r a s p p . C o r a l B e l l s Pi t t o s p o r u m t o b i r a ‘ C r e a m d e M i n t ’ D w a r f V a r i e g a t e d M o c k O r a n g e S a l v i a g r e g g i i A u t u m n S a g e T e u c r i u m c h a m a e d r y s G e r m a n d e r Sh r u b s Ar c h t o s t a p h y l o s ‘ H o w a r d M c M i n n ’ H o w a r d M c M i n n M a n z a n i t a Be r b e r i s t h u n b e r g i i ‘ C h e r r y B o m b ’ D w a r f J a p a n e s e B a r b e r r y Ca l l i s t e m o n ‘ L i t t l e J o h n ’ D w a r f B o t t l e b r u s h Mu h l e n b e r g i a r i g e n s D e e r G r a s s Ph o r m i u m ' Y e l l o w W a v e ' N e w Z e a l a n d F l a x Ra p h i o l e p i s i n d i c a I n d i a H a w t h o r n Gr o u n d C o v e r s Co t o n e a s t e r d a m m e r i Co t o n e a s t e r La n t a n a m o n t e v i d e n s i s Tr a i l i n g L a n t a n a Ro s a s p p . Ca r p e t R o s e Ro s m a r i n u s o f f i c i n a l i s Ro s e m a r y V i n e s Cl y t o s t o m a c a l l i s t e g i o i d e s Vi o l e t T r u m p e t Di s t i c t i s b u c i n n a t o r i a Bl o o d - r e d T r u m p e t V i n e LI D L a n d s c a p e B a c c h a r i s p i l u l a r i s ‘ T w i n P e a k s ' D w a r f C o y o t e B r u s h C a r e x t u m u l i c o l a B e r k e l e y S e d g e D e c h a m p s i a c e s p i t o s a T u f t e d H a i r G r a s s J u n c u s p a t e n s C a l i f o r n i a G r a y R u s h M u l h e l e n b e r g i a r i g e n s D e e r G r a s s Mu l c h Mu l c h a l l g r o u n d c o v e r a n d p l a n t e r a r e a s w i t h 2 ” m i n i m u m l a y e r ‘w a l k - o n ’ b a r k . Co n c e p t u a l I r r i g a t i o n P l a n N o t e s Ir r i g a t i o n d e s i g n s h a l l c o m p l y w i t h t h e C i t y o f S a n L u i s O b i s p o Un i f o r m D e s i g n C r i t e r i a . Al l p l a n t m a t e r i a l s e l e c t e d s h a l l h a v e l o w t o m e d i u m w a t e r r e q u i r e m e n t s pe r W U C O L S . T h e m a x i m u m a p p l i e d w a t e r a l l o w a n c e ( M A W A ) a n d es t i m a t e d w a t e r u s e ( E T W U ) h a v e b e e n c a l c u l a t e d . T h e E T W U i s l e s s th a n t h e M A W A . Wa t e r s o u r c e s h a l l b e c i t y w a t e r w i t h a s e p a r a t e m e t e r a n d i f r e q u i r e d , re c l a i m e d w a t e r i s a v a i l a b l e f o r u s e . Th e i r r i g a t i o n s y s t e m s h a l l c o n s i s t o f i n - l i n e d r i p e m i t t e r s . E a c h c i r c u i t sh a l l b e a h y d r o z o n e b a s e d o n e x p o s u r e a n d p l a n t w a t e r r e q u i r e m e n t s : • S h a d y a r e a h y r d o z o n e • S u n n y a r e a h y r d o z o n e • L I D F a c i l i t y b o t t o m h y d r o z o n e • S l o p e s o r s p e c i a l s o i l c o n d i t i o n s b y h y d r o z o n e s Ir r i g a t i o n c o n t r o l l e r s h a l l b e w e a t h e r b a s e d a n d w i l l a u t o m a t i c a l l y a d j u s t i r r i g a t i o n in r e s p o n s e t o t h e c h a n g e s i n p l a n t ' s n e e d s , a s w e a t h e r c o n d i t i o n s c h a n g e . La n d s c a p e R e s p o n s e s t o L I D F a c i l i t y R e q u i r e m e n t s : Ty p i c a l t e c h n i q u e s ( d e p e n d i n g o n T i e r 1 o r T i e r 2 r e q u i r e m e n t s ) i n c l u d e : • C o o r d i n a t i o n w i t h C i v i l E n g i n e e r o n i n f i l t r a t i o n s o i l m e d i a , i f r e q u i r e d . • S e l e c t i o n o f w e t / d r y a d a p t i v e p l a n t s f o r s t o r m w a t e r f a c i l i t i e s . • C o b b l e b l a n k e t s i n c o n d i t i o n s w h e r e s t o r m w a t e r d u r a t i o n w a r r a n t s . BROAD STREE T PR I V A T E D R I V E L- 1 Co n c e p t u a l L a n d s c a p e P l a n Ir o n W o r k s 36 8 0 B r o a d S t r e e t , S a n L u i s O b i s p o , C A M a r c h 1 0 , 2 0 1 5 No r t h Fi l e N a m e : F i r m a _ B r o a d S t . A p a r t m e n t s _ 2 1 4 6 4 L a s t D a t e M o d i f i e d : 3 / 1 0 / 1 5 ﬁr m a l a n d s c a p e a r c h i t e c t s p l a n n i n g • e n v i r o n m e n t a l s t u d i e s 18 7 T a n k F a r m R o a d , S u i t e 2 3 0 , S a n L u i s O b i s p o , C A 9 3 4 0 1 ph o n e : 8 0 5 . 7 8 1 . 9 8 0 0 f a x : 8 0 5 . 7 8 1 . 9 8 0 3 0 5 ' 1 0 ' 10 ' 2 0 ' 3 0 ' Sc a l e : 1 " = 2 0 ' - 0 " Pr o j e c t N a m e I r o n S m i t h A p a r t m e n t s 0 3 / 1 0 / 1 5 36 8 0 B r o a d S t r e e t , S a n L u i s O b i s p o , C A Ta b l e 1 : a n n u a l To C a l c u l a t e M A W A - M a x i m u m A p p l i e d W a t e r A l l o w a n c e ET o (an n u a l ) 43 . 8 LA 1 6 , 5 6 8 SL A 0 MA W A ( gal l o n s / yea r ) 31 4 , 9 4 4 MA W A (in c h e s p e r s q . f t ) 30 . 4 9 MA W A ( i n c h e s p e r D A Y ) 0. 0 8 ET o i s n o t a d jus t e d f o r s e a s o n a l r a i n f a l l MA W A = (Et o )( 0. 6 2 )[(0. 7 x L A )+(0. 3 x S L A )] Ta b l e 2 a : a n n u a l To C a l c u l a t e E T W U - E s t i m a t e d T o t a l W a t e r U s e Et o ( a n n u a l ) 43 . 8 PF x H A ( s e e t a b l e 2 b ) 5, 5 6 4 HA (se e t a b l e 2 b ) 16 , 5 6 8 IE ( s e e T a b l e 3 ) 0 . 8 5 SL A 0 ET W U ( g a l l o n s / s e a s o n ) 1 7 7 , 7 4 4 ET W U ( i n c h e s p e r s q . f t . ) 1 7 . 2 1 ET W U ( p e r D A Y ) 0 . 0 5 ET o i s n o t a d jus t e d f o r s e a s o n a l r a i n f a l l ET W U = (Et o )( 0. 6 2 ){ [(PF x H A )/I E ] + S L A } Ta b l e 2 b To D e t e r m i n e P l a n t F a c t o r w i t h M u t i p l e H y d r o Z o n e s H. Z W a t e r U s e T ype P . F . * * H . A (s. f . ) We i ght e d P . F . 1 L O W 0 . 3 9 , 7 0 6 2 , 9 1 2 2 L O W 0 . 3 5 1 , 8 6 2 6 5 2 3 M E D 0 . 4 5 , 0 0 0 2 , 0 0 0 4 0 5 0 6 0 7 0 8 0 To t a l s 1 6 , 5 6 8 5 , 5 6 4 ** P l a n t F a c t o r f r o m W U C O L S , A u gus t 2 0 0 0 ET W U I S 5 6 % o f M A W A Ap p r o x . 3 7 , 2 0 0 gal l o n s o f w a t e r w i l l b e s a v e d p e r yea r . Pr o j e c t N a m e I r o n S m i t h A p a r t m e n t s 0 3 / 1 0 / 1 5 36 8 0 B r o a d S t r e e t , S a n L u i s O b i s p o , C A H. Z W a t e r U s e T ype S p r i n k l e r H A "I E " W e i ght e d A r e a 1 L O W E M I T T E R 1 6 , 5 6 8 0 . 8 5 1 4 , 0 8 3 2 0 3 0 4 0 5 0 6 0 7 0 8 0 9 0 To t a l s 1 6 , 5 6 8 1 4 , 0 8 3 IE i s 0 . 8 5 Ta b l e 3 : h ydr o z o n e (H. Z . ) i n f o r m a t i o n To D e t e r m i n e A v e r a ge S yst e m " I E " e x c e e d s . 7 1 Fr o n t a g e S h r u b s a n d G r o u n d c o v e r s (e . g . A r c t o s t a p h y l o s , B e r b e r i s , R o s m a r i n u s ) Pa r k i n g L o t T r e e s (e . g . P i s t a c h e , P l a t a n u s ) Co v e r e d Bi k e P a r k i n g Pl a y g r o u n d E q u i p m e n t Pl a y S y s t e m s H o m e D o m e Co u r t y a r d w i t h B B Q an d S e a t i n g A r e a s Co u r t y a r d w i t h Se a t i n g A r e a s LI D - S e e C i v i l P l a n (e . g . B a c c h a r i s , C a r e x , J u n c u s ) Dr o u g h t T o l e r a n t S h r u b s a n d Gr o u n d c o v e r s (e . g . B e r b e r i s , R o s e m a r i n u s ) LI D - S e e C i v i l P l a n (e . g . B a c c h a r i s , C a r e x , J u n c u s ) Bi k e P a r k i n g St r e e t T r e e s - Ci t y o f S L O a p p r o v e d (e . g . P l a t a n u s , Q u e r c u s , T r i s t a n i o p s i s ) Dr o u g h t T o l e r a n t S c r e e n S h r u b s a n d Gr o u n d c o v e r s (e . g . B e r b e r i s , C e o n o t h u s , Ra p h i o l e p i s ) Co u r t y a r d S h r u b s a n d G r o u n d c o v e r s (e . g . E u o n y m u s , H e r m o c a l l i s , S a l v i a ) Sm a l l F l o w e r i n g T r e e s (e . g . C h i t a l p a , C o t i n u s , M a g n o l i a ) Na r r o w T r e e s (e . g . A c e r , P y r u s , F r a x i n u s ) Sh r u b s / V i n e s P l a n t i n g a t C a r p o r t s (e . g . H e r m o c a l l i s , C l y t o s t o m a ) 42 " O r n a m e n t a l S t e e l Pi c k e t F e n c e - Ho r i z o n t a l r a i l s t o ma t c h b u i l d i n g ' s d e c k s . 42 " O r n a m e n t a l S t e e l G a t e ATTACHMENT 3 ARC1 - 37 ATTACHMENT 3 ARC1 - 38 ATTACHMENT 3 ARC1 - 39 RESOLUTION NO. XXXX-15 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING A MIXED-USE COMMERCIAL AND RESIDENTIAL PROJECT, INCLUDING A HEIGHT EXCEPTION AS AN AFFORDABLE HOUSING INCENTIVE, AND A MASTER USE LIST INCLUDING A CATEGORICAL EXEMPTION FROM CEQA AS REPRESENTED IN THE PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS DATED APRIL 8, 2015 (3680 BROAD STREET, USE-0809-2015) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 8, 2015 for the purpose of considering application USE-0809-2015, a request to allow a mixed use project with 46 residential units and 4,400 square foot commercial space, a height exception as an affordable housing incentive and a master use list at 3680 Broad Street; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the Commission makes the following findings in support of the project approval that includes a mixed-use (residential and commercial) project, consisting of 46 residential units and tenant space to allow up to 4,400 square feet of commercial floor area, a Master Use List, and a building height of 43 feet where 35 feet is the maximum allowed height as an affordable housing incentive to accommodate the development of the proposed project: Mixed-Use Findings: 1. That the above recitals are true and correct and are incorporated herein by this reference. 2. That the project’s mixed uses are consistent with the General Plan and are compatible with their surroundings, with neighboring uses, and with each other since the project has appropriate setbacks from the roadway and incorporates design features that protect the privacy and quality of the residential units. 3. That the project is consistent with Land Use Element Policy 2.2.6 “Housing and Businesses” because the project is nearby neighborhood commercial centers, major activity nodes and transit opportunities. Housing at this location is and can be compatible with the proposed and existing commercial uses on-site and on adjacent properties. ATTACHMENT 4 ARC1 - 40 3680 Broad Street – Iron Works Mixed Use Project April 8, 2015 4. That the mixed uses provide greater public benefits than single-use development of the site since the project allows for 100% affordable residential units within close proximity to transit, retail services and uses, and typical workplaces. Maintaining a 24-hour presence on the site will ensure additional safety and security for the surrounding neighborhood and commercial uses. 5. That since the proposed commercial tenant space is located close to Broad Street and is designed to accommodate small retail uses, substantial conflicts between the residential and commercial use are not anticipated. 6. That the project complies with all applicable provisions of the Zoning Regulations as described within the property development standards for the Service- Commercial zone. 7. That the site is adequate for the project in terms of size, configuration, topography, and other applicable features, and has appropriate access to public streets with adequate capacity to accommodate the quantity and type of traffic expected to be generated by the use. 8. That, as conditioned, the establishment, maintenance, or operation of the proposed project will not, in the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity of the proposed use, or detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. Findings for More Restrictive Standards and a Master Use List: 9. Site specific property development standards are needed to protect all proposed uses of the site, in particular residential uses. A Master Use List, which limits some of the uses normally allowed in the C-S zones is provided as Exhibit A. Medical Services 10. Medical services are compatible with surrounding land uses because, as conditioned to occupy no more than 2,000 square feet of the project’s commercial lease space, adequate parking is provided on-site to accommodate the range of mixed uses. 11. The project site is located along Broad Street, a street designated as an arterial in the Circulation Element and has convenient access to public transportation from a transit stop along Broad Street. 12. The proposed medical service will not significantly increase traffic in residential neighborhoods because the project site has access to Broad Street and is not located adjacent to a residential neighborhood. Public use of the proposed medical services does not require on-site traffic to pass through a residential area. ATTACHMENT 4 ARC1 - 41 3680 Broad Street – Iron Works Mixed Use Project April 8, 2015 13. The proposed medical service is consistent with the Airport Overlay Zone (AOZ) because the overall development is consistent with allowable uses and non-residential density per M.C. Section 17.57.040, Table 10. Office Uses 14. Offices will be compatible with existing and proposed uses in the area because the site is located along Broad Street; a street designated as an Arterial Street in the Circulation Element, and has convenient access to public transportation and bicycle routes. 15. The project location will not significantly direct traffic to use streets in residential zones because there are no residential zones bordering the project site. 16. The project will provide adequate mitigation to address potential impacts related to noise, light and glare, loss of privacy and other impacts on nearby residential areas because, as a mixed-use project, these considerations are integral part of the project design. 17. The project will not preclude industrial or service commercial uses in areas especially suited for these uses when compared with offices. 18. The project will not create a shortage of C-S zoned land available for service commercial or industrial development because there are vacant, developable and under-utilized properties through-out the City in the C-S zone better suited for industrial uses. Findings for Density Bonus & Affordable Housing Incentives: 19. The project is consistent with Housing Element, Program 6.15 because it identifies 3710 Broad Street (which includes recently subdivided parcels 3680, 3720, 3690 Broad Street) as an area for higher-density, infill or mixed-use housing. 20. As a 100% affordable housing development, the applicant is entitled up to a 35% maximum density bonus under State law. Therefore, the proposed density bonus for the project of 29% is consistent with established criteria for density bonuses. 21. Senate Bill (SB) 1818 requires cities to grant up to three “concessions and incentives” for affordable housing projects. The proposed height of 43 feet to accommodate the development of the proposed project is an exception to standards that is appropriate as an incentive consistent with SB 1818. 22. The proposed height exception is consistent with Community Design Guidelines, Section 5.4.C -Multi-Family Project Architecture - because the proposed roof design incorporates significant articulation and is compatible with the character of the neighborhood. Section 2. Environmental Review. The project is categorically exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines because the project is within City limits, consistent with applicable City policy, ATTACHMENT 4 ARC1 - 42 3680 Broad Street – Iron Works Mixed Use Project April 8, 2015 surrounded by urban uses, and on a project site less than 5 acres in size served by required utilities and public services. Section 3. Action. The Planning Commission does hereby approve application USE- 0809-2015, allowing a mixed use project at 3680 Broad Street subject to the following conditions: Planning 1. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers, and employees from any claim, action, or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void, or annul the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim, and City shall fully cooperate in the defense against an Indemnified Claim. 2. The proposed use shall operate consistent with the project description, approved plans, and other supporting documentation submitted with this application unless otherwise conditioned herein. 3. The project shall be forwarded to the Architectural Review Commission to review the project design for consistency with the Community Design Guidelines and the Mixed Use project design standards (Zoning Regulations section 17.08.072). Specific attention shall be given to the compatibility between the adjacent commercial uses and the residential units to protect residences from glare, noise or odors. The Architectural Review Commission shall be responsible for taking action on additional project conditions and code requirements as applicable. 4. Parking lot poles and fixtures shall be shown on building permit plans and not exceed 15 feet in height measured from the parking lot surface to the bottom of the fixture. Parking lot light fixtures shall be consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 5. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for architectural review. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure 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 Regulations. 6. All parking spaces shall be available for residential tenants, employees and customers free from restrictions. No parking spaces shall be individually labeled or allocated. All ATTACHMENT 4 ARC1 - 43 3680 Broad Street – Iron Works Mixed Use Project April 8, 2015 parking spaces shall be within a commonly managed area outside of individual ownership. 7. The property owner shall be responsible for maintaining and updating the current parking calculation for the commercial component of the project upon the submittal of Planning and Building permits for tenant changes or improvements to ensure the site does not become under-parked. 8. The Mixed Use Project is subject to the use matrix provided in Exhibit A of this resolution. Modifications to the use matrix require the approval of the Planning Commission 9. Hours of operation for the commercial component of the project shall be limited to 8:00 a.m. to 6:00 p.m. unless the Community Development Director approves an Administrative Use Permit for extended hours. 10. Architectural plans shall be submitted to the City prior to scheduling a hearing before the Architectural Review Commission. The revised plans shall address any comments from staff including comments from the planning, building, public works, fire and utilities departments. The revised plans shall also incorporate any design comments from the Planning Commission. 11. A noise disclosure shall be provided to all residential and commercial tenants, including owners and renters, to ensure acknowledgment of potential noise in excess of residential standards that may be generated from adjacent commercial businesses. 12. Prior to occupancy, an overflight notification shall be recorded and appear with the property deed. The applicant shall also record a covenant with the City to ensure that disclosure is provided to all buyers and lessees at the subject property. Notice form and content shall be to the satisfaction of the Community Development Director and include the following language: NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an airport, within what is known as the airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you. 13. The Use Permit shall be reviewed by the Planning Commission if the City receives substantiated written complaints from any citizen, Code Enforcement Officer, or Police Department employee, that includes information and/or evidence supporting a conclusion that a violation of this Use Permit, or of City ordinances or regulations applicable to the property or the operation of the business, has occurred. At the time of the Use Permit ATTACHMENT 4 ARC1 - 44 3680 Broad Street – Iron Works Mixed Use Project April 8, 2015 review, to insure on-going compatibility of the uses on the project site, conditions of approval may be added, deleted, or modified. 14. The residential dwelling units shall be restricted to extremely low, very-low and low income households for a period of 55 years as represented in the applicant’s project description. The applicant shall also comply with SLOMC section 17.90.080. Transportation 15. Install a pork chop island and sweeping driveway entrance that provides some deceleration for vehicles turning right from Broad Street. The pork chop island shall restrict left turn exits from the driveway but allow left turn entrance and right turn entrance/exit movements 16. Enter into a covenant agreement requiring the pork chop island driveway to be modified at a future date uncertain restricting all left turn movements when the planned median along Broad Street is constructed or sooner if a left turn collision pattern develops. 17. Enter into a memorandum of understanding that extends to residents stating that Broad Street pedestrian crossings are provided currently at Industrial Way and in the future at Prado Road. No pedestrian crossing provisions will be provided on Broad Street between Prado & Industrial Way. 18. Enter into a reciprocal access agreement with adjacent parcels due to the proposed sidewalk being on private property. 19. On-Street parallel parking spaces are provided within the access easement area, the project will be conditioned to enter into a reciprocal parking agreement with adjacent parcels for these spaces. 20. Pay fair share cost of Broad Street median, equivalent to length of property frontage. 21. The applicant shall work with staff to consider a detached sidewalk with a five foot parkway along the Broad Street frontage to the satisfaction of the Public Works Director. The City shall evaluate the future widening of the sidewalk in conjunction with the Prado Road extension. On motion by Commr Riggs, seconded by Commr.Draze and on the following roll call vote: AYES: NOES: None REFRAIN: None ABSENT: None The foregoing resolution was passed and adopted this day of adopted this 8th day of April, 2015. ATTACHMENT 4 ARC1 - 45 3680 Broad Street – Iron Works Mixed Use Project April 8, 2015 _____________________________ Doug Davidson, Secretary Planning Commission ATTACHMENT 4 ARC1 - 46