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HomeMy WebLinkAbout05-18-2015 Agenda PacketCity of San Luis Obispo, Agenda, Architectural Review Commission ARCHITECTURAL REVIEW COMMISSION AGENDA Council Hearing Room City Hall -990 Palm Street San Luis Obispo, CA 93401 May 18, 2015Monday5:00 p.m. ROLL CALL:Commrs. Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of May 4, 2015. Approve or amend. PUBLIC COMMENT:At this time, people may address the Commission about items not on the agenda. Persons wishing to speak should come forward and state their name and city of residence. Comments are limited to five minutes per person. Items raised at this time are generally referred to the staff and, if action by the Commission is necessary, may be scheduled for a future meeting. PUBLIC HEARINGS: NOTE: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. Any decision of the Architectural Review Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the Community Development Department, City Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an appeal is $273 and must accompany the appeal documentation. 1.1135 Santa Rosa Street.ARCH-0846-2015; Review of the remodeling of an existing commercial building, including the addition of two dwellings on the third floor; C-D zone; 33 Tons, LLC, applicant. (Walter Oetzell) 2.3000 Calle Malva.ARCH-0592-2014; Continued review of 18 single-family home designs and approval of concept designs for future homes with an approved addendum of environmental impact; R-1 zone; Margarita Ranch SLO, LLC, applicant. (Rachel Cohen) Architectural Review Commission Page 2 The City of San Luis Obispois committed to include the disabled in all of its services, programs and activities.Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. COMMENT & DISCUSSION 3.Staff a.Agenda Forecast 4.Commission ADJOURNMENT Presenting Planners: Walter Oetzell and Rachel Cohen ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Remodel of a commercial building and addition of a third floor with two new dwellings ADDRESS: 1135 Santa Rosa BY:Walter Oetzell, Assistant Planner Phone: 781-7593 E-mail: woetzell@slocity.org FILE #: ARCH-0846-2014 FROM: Phil Dunsmore, Senior Planner RECOMMENDATION: Adopt the Draft Resolution (Attachment1), granting final approval to the project, based on findings, and subject to conditions. SITE DATA Applicant 33 Tons, LLC Representative Bryan Ridley, Architect Property Owner 33 Tons, LLC General Plan General Retail Zoning Downtown-Commercial (C-D) Environmental Status Categorically Exempt (CEQA Guidelines §15301: Minor alteration of existing structures) SUMMARY The applicant, 33 Tons, LLC, has submitted an application for architectural review of modifications and an addition to an existing commercial building at 1135 Santa Rosa, as described in the Project Description below. 1.0 COMMISSION’S PURVIEW The Commission’s role is to review the proposed project and evaluate the suitability and appropriateness of its design, using standards and policies of the City’s Zoning Regulations and Community Design Guidelines, to achieve attractive, environmentally sensitive development. Meeting Date:May 18, 2014 Item Number:1 ARC1 - 1 ZR PJD ARCH-0846-2015 (1135 Santa Rosa) Page 2 2.0 PROJECT INFORMATION 2.1 Site Information The site is located at the northwest corner of Marsh and Santa Rosa Streets at the edge of the downtown area, in the Downtown-Commercial (C-D) Zone. A pocket park, known as “Cheng Park” is across the street and office and commercial buildings arefound in the immediate vicinity. Table 1: Site Information Access Santa Rosa Street via Santa Rosa Alley (entry, exit) Site Dimensions (approx.) Area: 12,570 square feet; Width: 90 feet; Depth: 125 feet Street Frontage: 90 feet (Marsh); 125 feet (Santa Rosa) Topography Slope: Flat Natural Features: Trees on and adjacent to site; near San Luis Obispo Creek (± 50 ft SW) Present Use & Development Banks and financial services Commercial structure; 2 stories; 5,202 sq. ft. floor area (previously Heritage Oaks Bank) Surrounding Use / Zoning East: Office (SLOCOG, 1114 Marsh); Retail-Commercial (C-R) Zone West: Parking (for 1065 Higuera); Downtown-Commercial (C-D) Zone South: Cheng Park; Downtown-Commercial (C-D) Zone North: Commercial (1085 Higuera); Downtown-Commercial (C-D) Zone Figure 1: Structures in the vicinity ARC1 - 2 ARCH-0846-2015 (1135 Santa Rosa) Page 3 2.2Project Description The project involves the remodeling of atwo-story commercial building, originally constructed in 1982 as a bank (most recently a branch of the Heritage Oaks Bank). A third floor with two new dwellings will be added to the building. The sloping roof line will be replaced with a flat roof, and the triangular building form will become amore rectangular, contemporary design. The remodeled building will occupy the same footprint as the existing building. 3.0EVALUATION The project must conform to the use limitations and development standards of the City’s Zoning Regulations. The City's Community Design Guidelines are used to evaluate the suitability and appropriateness of its design. They identify general concepts considered in the review of project and provide more specific information on various aspects of project design. 3.1Zoning Compliance Permitted uses. The Downtown-Commercial (C-D) zone allows residential uses above the ground floor. Ground floor, street-fronting uses are generally limited to commercial uses that attract frequent pedestrian traffic. Office uses require Director’s approval if they are located on the ground floor. The first two floors of the building will be used for commercial offices. A Director’s Use Permit allowing the use of the ground floor for Office uses was granted on May 1, 2015. The project is a mixed-use project, as two 2-bedroom dwellings are included on the new third floor of the building. The Zoning Regulations provide standards for the design of mixed use projects to ensure compatibility between the residential and non-residential components of the project (§17.08.070(A)). Location, character and privacy of dwellings. The residential unitsdo not occupy ground floor space (which is prohibited in the C-D Zone). Privacy is provided to the dwellings by separating them from the offices on the lower floors, and common domestic amenities give the dwellings their residential character. Figure 3: Before remodeling (left); After remodeling (right) Figure 2: South corner of proposed building FiFiFigugugugugggrererere 3333::: BeBeBeBeBeeBeBeeBeBeBeeBeeBeBeeeeBfofofofofffooooofofoooooofooooofoooorerererererererereeeeeeeereeereerereereereerereerrrreerrerrerrrrrrere r rrr rr rr r r r r rrrr r rrrrrrrr rrrrrememememememememememememememememmmemmmmmmmmmmmmmmmmmmmmmememememememmmmmmmememememememmmmemmmemememmmmemmmmemmemmmmemmeemmememmmmmemmmmmmmmmmmmmmmemmmmmmemmmmmmmmmmmmmmmmmmododododododododddodddodododododdodododododododododdododododdddodododododoodooodooddoodododododooododoooodododooodoooodoodododdododddoddodododododododoododdo leleelellllllllelellleleeleleeeeeeleelelleleleeleleleelleleelelelelelelellleleeeeleleeleleleleeeeeleeeeleleleleeleleeleeleeeleeiiiiiiiiiiiinniiiiiniiiiiiiiinnniiiiiiiniinninininnnninininnnnnniininninnnnnininnnniniinnnnninnnniiiiiiiiiiiiinnininnninnnninggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggggg ggggggg ggg ggggggggggggggggg (l((lllll(lll(l(((l((ll(l(l(ll(l(lll(l(((((l(l(ll((((l(ll((((ll(lll((l(ll((l((((l((l(l(l((l(l(l(((l(l((l(((l(l(l(l(l(ll(l(lll(((((((efefefefeffffffefefeffefefefefefeffeeffefefeffeeeefefefefeeeeeeeffeefeeffffefeefeeffefefeefeefeefeeeeeeeefffffffffffffefffffffeeeefffffeffffeefeefeeeefeeffffttt)t)t)tttt)t)t)t)t)t)t))t)t)tt)t)t))tt)t))t)t)t)t)t)))t))tt)t))))t)tt))t))t))t)t)t)))t)tt)t)ttttt)t)tt)t)tt)t)t)tt))))))))))))));;;;;;;;;;;;;;; ;;;; ;;;; ;;;;;;;;;;;;; ;;;; ;;;;;;;;;;;;;AAAAAAAAAAAAAAAfAfAfAfAfAfAfAAfAAAfAfAfAAAAfAfAAAAfAAAAAfffAAffAffAAfAfAAAAfAffAAAAAfAAAAAAfAfAfAAfAAfAAAAfAfAAfAAfAfAfAAAfAAAAfAAfAfAfAfAfAfffAfAffAfAAfAffAfAAfAfffffAffAfAfAffAAAfAAfAffAttetteteteteteteteteteteteeteteteetetetetetetteetteteteteeteteeteeeteteeeteeeeerrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrr rererrrrereerererererererererereeerererereererereerrrrrmomomodedeedeeeedeedeeeeeeeeededdededelilingngngngggg ( (( ( ( (((((riririririririririirrghghghghghghght)t)t)t)))) ARC1 - 3 ARCH-0846-2015 (1135 Santa Rosa) Page 4 Potential impacts. There is minimal potential for the project to create noise, odors, glare, excessive pedestrian traffic, and other potentially significant impacts on residents and adjacent properties. The office uses will be conducted during normal business hours, minimizing conflict with the dwellings, and are not expected to generate significant impacts. Noise. A portion of the building lies within a 65 dB noise contour, indicating elevated noise levels from traffic along Santa Rosa Street. This portion contains part of one of the dwellings. Noise mitigation measures will be required in order to reduce the indoor noise exposure level to meet the standards of the General Plan Noise Element (Condition 2). Portions of the upper-floor balconies also fall within the 65dB noise contour, but actual noise exposure levels are expected to be within a range that is suitable for their use and location. The balcony areas are amenities that will only occasionally be used, and are elevated from the street level. The noise exposure contours used to evaluate new development generally represent a conservative worst-case estimate of traffic noise exposure. They are used as a screening device to avoid land use conflicts (Noise Guidebook pg. 9), rather than as a precise description of noise exposure at a particular location. Furthermore, expectations for noise exposure are different for residential uses within commerciall zones than for residential uses within residential districts. Development standards. The project complies with the basic development standards set forth in the City’s Zoning Regulations. The C-D zone does not require a street yard or “other yard” .The project is not subject to creek setback requirements because the east bank of San Luis Obispo Creek is at least 50 feet away from the site. Table 2: Development Standards Standard Proposed Street Yards Marsh (none) ± 5 ft Santa Rosa (none) > 15 ft Other Yards West (none) ± 4.5 ft North (none) > 60 ft Creek Setback 20 ft 50 ft from top of bank Lot Coverage 100% (max) 28% Building Height 50 ft (max) ± 40 ft Density (Residential) 10.54 density units (max) 2 density units Floor Area Ratio 3.0 (max) 0.8 ARC1 - 4 ARCH-0846-2015 (1135 Santa Rosa) Page 5 Parking and loading. The project requires 14 vehicle parking spaces, which are provided on-site. Bicycle parking in excess of minimum requirements is provided, including long-term bike parking and bicycle parking for the two dwellings. Table 3: Parking Parking Spaces Standard Proposed Vehicle 14 spaces 15 spaces Office 12 spaces (1/500 sq ft) 13 spaces Dwellings 2 spaces (1 per unit) 2 spaces Motorcycle 0 spaces 0 spaces Bicycle 6 spaces 8 spaces Office 2 spaces 4 spaces short-term (50%) (1 space) (2 in bike rack) long-term(40%) (1 space) (2 in lockers) Dwellings 4 spaces 4 spaces 3.2 Site Planning Fences and walls. A screening wall of “flamed basalt cladding,” dark grey in color, will be built adjacent to the parking area. It is proposed to be up to 8 feet high, extending about 55 feet along the Santa Rosa Street frontage. It is offset at one location, 25 feet from its southerly corner. Additional offsets may be desirable (Condition #12)to avoid monotony, as suggested by Community Design Guidelines: Fences and walls should be offset at least every 10 feet. Landscaping should be installed in offset areas where appropriate.(§6.1(B.3)) Exterior Lighting. No site lighting is proposed. Exterior lighting is limited to the exterior of the building. Design guidelines encourage the use of exterior lighting to accent building features (CDG §6.1(C.8)), addressed by Condition #4. Exterior lighting must comply with the City’s Night Sky Preservation regulations (Zoning, Ch. 17.23), which is reinforced by Condition#3. Utilities and Service Equipment. Utility service equipment has been located in a utility room adjacent to the waste collection area at the northwest corner of the building. Fire risers and backflow prevention devices are within a fire riser closet at the southwest corner of the building. A transformer is to be installed on a concrete pad behind the wall along the Santa Rosa Street frontage, adjacent to the entry walkway. The site plan shows that the transformer will be screened by a wall and bamboo screen landscaping. More details will be necessary in the final plans so that the adequacy of the screening can be verified (Condition #9). ARC1 - 5 ARCH-0846-2015 (1135 Santa Rosa) Page 6 Landscaping. Several landscape design goals are described in the City’s design guidelines, including landscaping that enhances building architecture and provides aesthetic links and transitions between centers of activity. Plantings are to be used as examples of creative combinations of shapes, textures, and colors, providing seasonal variety (CDG § 6.2(A)). “Droughttolerant meadow” (Lomandria longifolia ‘Breeze’) around the building perimeter dominates the proposed plantings. Final plans will include a more developed landscape plan, and a condition of approval (Condition #10)is suggested to enhance the variety of plantings, consistent with design guidelines. Trees. Several trees are proposed to be removed (Bradford pear, cottonwood, red flowering gum, brush box, and ligurstrum). These tree removals have been reviewed by the City Arborist and, as indicated in Condition #26, are recommended for removal with compensatory tree plantings. Parking areas. The project site plan includes landscaping around the site perimeter, but none within the parking area. Design guidelines encourage the use of landscaping in parking lots to provide visual interest, buffers, and shade (CDG §6.3(C)). Landscape areas around the perimeter of the parking area should be wider, and trees should be provided at the end of each row of parking spaces. A condition of approval (Condition #11)is suggested in order to enhance the landscaping provided in the parking area by providing parking lot shade trees. Bike parking. A bike rack just beyond the building entries provides short-term parking, and two bike lockers inside the storage and waste collection area provide long-term parking. The proposed location of the short-term bike rack does not leave sufficient pedestrian clearance (CDG §6.3(F.2h)), and is not visible from within the building (CDG 6.3(F)). An alternate location should be considered that would provide greater clearance, visibility, and convenience (Condition #6). Likewise, it may be desirable to relocate the bicycle lockers further from the waste collection area. Signs. Plans depict areas for the location of signs, but plans do not include sufficient information about materials, color, or lettering to adequately evaluate them. Condition #13 clarifies that signage for this project will be evaluated through Sign Permit process for consistency with Sign Regulations and Community Design Guidelines, and for compatibility with the remodeled building. 3.3Building Design Architectural style. The proposed building is comprised of several well-proportioned cubic forms arranged into a distinctive contemporary design at a human scale that is compatible with adjacent development. Articulation is provided with building recesses and wall offsets, horizontal and overhanging building elements, balconies and railings, and an awning spanning over the building entry. It has a flat roof design with a deep overhang along the Marsh Street elevation. Smooth cement plaster and horizontal wood siding are the primary surface materials. Colors are and muted tan, brown, and wood tones, complemented by dark grey window and door frames and metal awnings. ARC1 - 6 ARCH-0846-2015 (1135 Santa Rosa) Page 7 Entries.Two building entry lobbies are provided. One lobby accesses a stairway entry and elevator leading to the third-floor dwellings, and the other provides ground-floor entry to the commercial offices. Design guidelines suggest that a building entry should be an important and obvious element of the façade, creating an architectural focal point and calling attention to its importance (CDG § 3.1(B.8)). Attention should be given to the transition between the street and the project through definition of the building entry, walkways, and landscaping. (CDG §2.1(D)). The entries to this building are somewhat non-descript and the screening wall along the Santa Rosa Street frontage obscures the entry from pedestrian view. The height of the wall can be reduced to as short as three feet, consistent with design guidelines (§ 6.3(B.2), and additional architectural features and landscaping can to further define the entry as an important focal point of the building (Condition #14). Marsh Street façade. As noted, the building forms are well-proportioned and building surfaces are generally articulated in a visually interesting manner. But the strict regularity of the window pattern on the Marsh Street frontage and the lack of detail and articulation on this wall surface can potentially result in a somewhat bland appearance at this side of the building. At a minimum, windows should be recessed sufficiently to avoid a “flush” appearance on the building wall Figure 4: Building entries Figure 5: Marsh Street façade ARC1 - 7 ARCH-0846-2015 (1135 Santa Rosa) Page 8 (Condition #15). The Commission may wish to consider whether more articulation or detail is necessary on this wall to provide visual richness and interest. 4.0ENVIRONMENTAL REVIEW The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA). It consists of the minor alteration of an existing structure, with addition of less than 10,000 square feet of floor area, as described in CEQA Guidelines § 15301(e)(2). Public services and facilities are available, and the project is not located within an environmentally sensitive area. 5.0OTHER DEPARTMENT COMMENTS Plans for this project were distributed to several City departments for review. Comments received from those departments have been addressed by incorporating them into appropriate suggested conditions of approval for the project. 6.0ALTERNATIVES 6.1. Continue the project with direction to the applicant and staff on pertinent issues. 6.2.Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations, or Community Design Guidelines. 7.0ATTACHMENTS 1. Draft Resolution 2. Vicinity map 3. Project plans (reduced size) ARC1 - 8 RESOLUTION NO. ####-15 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION GRANTING FINAL APPROVAL TO THE REMODELING OF A COMMERCIAL BUILDING, AND AN ADDITION OF A THIRD FLOOR WITH TWO NEW DWELLINGS, LOCATED AT 1135 SANTA ROSA STREET (DOWNTOWN-COMMERCIAL (C-D) ZONE; FILE #ARCH-0846-2015) WHEREAS,the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room (Room 9), 990 Palm Street, San Luis Obispo, California, on May 18, 2015, pursuant to a proceeding instituted under application ARCH-0846-2015,33 Tons, LLC, 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; and WHEREAS,notices of said public hearings 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 proposed project ARCH-0846-2015, 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. It is consistent with the relevant policies and standards of the General Plan and Zoning Regulations, and must conform to applicable building and fire safety codes. 2.The project design is consistent with the City’s Community Design Guidelines applicable to a commercial project. The design considers the site context, character, and constraints, and is architecturally distinctive. Site functions are located for efficient operation and site features relate properly to building architecture and site topography. Approval of the project is subject to the condition that the design of the building entry be modified to provide a more pleasing transition. The building design exhibits proper balance and proportion, is visually interesting, and employs appropriate materials and colors. 3.The project is categorically exempt from the provisions of the California EnvironmentalQuality Act (CEQA). It consists of the minor alteration of an existing structure, with addition of less than 10,000 square feet of floor area, as described in CEQA Guidelines §15301(e)(2). Public services and facilities are available, and the project is not located within an environmentally sensitive area. ATTACHMENT 1 ARC1 - 9 Resolution No. ARC ####-15 Page 2 ARCH-0846-2015(1135 Santa Rosa) SECTION 2. Action.The Architectural Review Commission hereby grants final approval to the project ARCH-0846-2015, with incorporation of the following conditions: Planning 1.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. 2.Noise-Mitigating construction:Indoor noise exposure must not exceed 45 decibels for residential spaces. The Standard Noise Mitigation Package for achieving a noise level reduction of 20 dB for interior noise levels will be implemented, as described in the City’s Noise Guidebook. Plans submitted for construction permits must clearly indicate and describe the noise mitigation measures, techniques, and materials implemented. 3.Night Sky Preservation.Plans submitted for construction permits will include sufficient information to determine compliance with Night Sky Preservation regulations (Zoning Regulations, Ch. 17.23). The location of all exterior lighting fixtures must be clearly indicated and building-mounted fixtures must be depicted on building elevation drawings. All exterior lighting must be oriented, recessed, or shielded to prevent light trespass and pollution. 4.Accent lighting. The use of exterior lighting to accent building features is encouraged. Final plans will include details about accent lighting used for this purpose. Accent lighting must be comply with Night Sky Preservation regulations (Zoning Regulations, Ch. 17.23). 5.Bicycle parking. Final plans will clearly depict the location of short- and long-term bicycle parking. Sufficient detail about the placement and design of bike racks and lockers to demonstrate compliance with relevant Engineering Standards (#7930) and Community Design Guidelines (§6.3(F)) 6.Bicycle parking location. The proposed bicycle rack beyond the building entry will be relocated to a more convenient and visible location that preserves adequate pedestrian clearance. Alternate locations for the bicycle lockers, further from waste collection areas, will be considered. ARC1 - 10 Resolution No. ARC ####-15 Page 3 ARCH-0846-2015(1135 Santa Rosa) 7.Bicycle parking–Residential dwellings: Bicycle lockers or interior space within each dwelling will be provided for the storage of at least two bicycles per residential unit (Zoning Regulations §17.16.060(G)(2)). 8.Solid waste collection. Plans submitted for construction permits will include sufficient detail about the design of solid waste and recycling collection areas to demonstrate conformance to the City's Solid Waste Development Standards. Written verification from the San Luis Garbage Company will be provided to demonstrate that the location and size of the proposed solid waste and recycling collection facility is adequate for the collection service provided for the project. 9.Utilities equipment—Screening. Final plans will include sufficient detail to demonstrate that the transformer proposed to be installed along the Santa Rosa Street frontage is adequately screened from view, consistent with Community Design Guidelines § 6.1(D). 10.Landscape plan. Final plans submitted for construction permits will include a detailed landscaping plan indicating the extent of landscaped area, hardscape, plant selection, and method of irrigation, consistent with applicable Community Design Guidelines, Engineering Standards, and Water-Efficient Landscape Standards. Plant selection will be enhanced to provide greater botanical and visual diversity, and to strengthen the link and transition between the Santa Rosa Street sidewalk and building entries, consistent with Community Design Guidelines § 6.2(A). 11.Parking area—Landscaping. Final plans will include landscaping in the parking area that is consistent with Community Design Guidelines § 6.3(C). Additional landscaping will be provided and the percentage of the total area of the parking area to be landscaped will be indicated on the site plan or landscape plan. Trees will be provided after each six parking spaces in any row, and at the ends of each row of parking spaces, in compliance Parking and Driveway Standards. If the planting areas around the parking lot perimeter are retained, they will be expanded to meet the minimum dimensions specified in Community Design Guidelines § 6.3(C.4). 12.Parking area–Screening wall. The height of the wall along the Santa Rosa street frontage will be reduced to the minimum necessary to provide screening of the parking area from the street frontage, consistent with Community Design Guidelines § 6.3(B.2). The wall will be offset so that it is not long and monotonous, consistent with § 6.1(B.3). 13.Signs. No signage is approved under this application. Project signage is subject to review through the Sign Permit process for conformance to Sign Regulations and applicable Community Design Guidelines. 14.Building entries:Final plans will include modifications to the project design that will further define building entries with architectural features that call attention to their importance, ARC1 - 11 Resolution No. ARC ####-15 Page 4 ARCH-0846-2015(1135 Santa Rosa) protect them from the elements, and create architectural focal points for the building, consistent with Community Design Guidelines § 3.1(B.8). 15. Marsh Street elevation. Window openings along the primary wall surface fronting Marsh Street will be recessed in order to avoid a “flush-mounted” appearance. 16. Downspouts and drainpipes. Downspouts and drain pipes will be placed within building walls. If they must be placed on a building exterior, they shall be integrated with the architectural design, colors, and finish materials of the building, consistent with Community Design Guidelines § 3.1(B.10d). Engineering Development Review 17. Projects involving the substantial remodel of existing structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 18. Any section of damaged or displaced sidewalk, curb, or gutter shall be repaired and replaced to the satisfaction of the Public Works Department. 19. This property is located in the Mission Style Sidewalk District of Downtown. Any new or replacement driveway approach, curb ramp, curb, gutter, sidewalk, tree wells, or utility vaults along street frontages shall be installed in the Mission Style per city standard #4220. 20. The Public Works Department would support a written request from the property owner to defer the installation of Mission Styles sidewalk along Santa Rosa Street frontage for minor improvements with the recordation of a covenant agreement. The covenant agreement shall be recorded on a form provided by the city prior to building permit issuance. The city, upon approval, will prepare the agreement for recordation. A nominal recording fee will be required. 21. The existing alley driveway approach shall be upgraded by adding a 4’ accessible sidewalk extension behind the existing ramp to comply with ADA and city standards for accessibility. 22. The building plan submittal shall show and label all survey monumentation. The monuments shall be protected during construction. 23. 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. Any common storage areas if proposed, shall be shown and noted on the building plan submittal. ARC1 - 12 Resolution No. ARC ####-15 Page 5 ARCH-0846-2015(1135 Santa Rosa) 24. The building plans submittal shall show all required parking lot improvements, dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage, pavement marking, signage, and striping in accordance with the Parking and Driveway Standards and disabled access requirements of the CBC. 25. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. PG&E handout package for proposed electrical service upgrades shall be included in the building plan submittal or noted as a deferred submittal item. All work in the public right-of-way shall be shown or noted. 26. New street tree plantings shall be planted in accordance with City Engineering Standards and to the satisfaction of the City Arborist. The city arborist shall approve the tree species, planting details, and planting locations. Street trees are generally required at a rate of one 15- gallon street tree for each 35 linear feet of frontage. Three street trees in tree wells shall be planted along both the Marsh and Santa Rosa Street frontages. 27. The City Arborist supports the proposed tree removals and proposed compensator tree plantings. Any tree removal(s) located along or straddling the northwest property line shall require specific approval from the City Arborist and the adjoining property owner. 28. Tree protection measures for any on-site or off-site trees to remain shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plan submittal. Building & Safety 29. Plans submitted for construction permits will clearly show and identify on the “accessible path of travel” either from the street and or from the public way on the site plan (sheet A- 1.1). 30. Plans submitted for construction permits will clearly identify which of the accessible parking spaces are shown on site plan will be a van accessible parking space. 31. Compliance with Table 1021.2(2) CBC will be verified. The number of occupants is restricted to a maximum of 29 with only one means of egress (the proposed second floor plan shows the removal of the second stair). The proposed floor area will yield an occupant load of 37 thus requiring a second means of egress. ARC1 - 13 Resolution No. ARC ####-15 Page 6 ARCH-0846-2015(1135 Santa Rosa) 32.Final plans submitted for construction permits will include an “exit plan” to show compliance with requirements for “common path of egress travel” and “exit access travel distance” as required by Sections 1014.3 and 1016 CBC respectively. 33.Final plans submitted for construction permits will include a clear code analysis specifying whether this mixed-use project is to include “separated occupancies” or “non-separated occupancies” project per Section 508 CBC. Provide area ratios as applicable. Transportation (Public Works) 34.Adequate parking stops and curb stops will be provided for all parking spaces (including spaces 8, 14, and 15). Utilties 35.The property’s existing sewer lateral to the point of connection at the City main must pass a video inspection, including repair or replacement, as part of the project. The CCTV inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Indemnification 36.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." 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 18th day of May, 2015. _____________________________ Phil Dunsmore, Secretary Architectural Review Commission ARC1 - 14 O O C-D C-R O O C-R C-D C-D O PF C-D C-D-H O C-D C-D-H R-2-H O R-2-H MAR S H HIGU E R A O S O S S A N T A R O S A PAC I F I C MON T E R E Y VICINITY MAP File No. 0846-2015 1135 SANTA ROSA ST ¯ ATTACHMENT 2 ARC1 - 15 sh e e t i n d e x dr a w i n g l o g vi c i n i t y m a p A0 . 1 t i t l e s h e e t , i n d e x , + g e n e r a l n o t e s A1 . 1 A2 . 1 ar c h i t e c t u r a l s i t e p l a n fi r s t f l o o r p l a n SE T IS S U E D A T E R E V I S I O N GE N E R A L 1s t p l a n n i n g s u b m i t t a l t o t h e C i t y o f S a n L u i s O b i s p o 15 . 0 1 2 6 A2 . 2 s e c o n d f l o o r p l a n A3 . 1 e x t e r i o r e l e v a t i o n s A3 . 2 e x t e r i o r e l e v a t i o n s A2 . 4 r o o f p l a n A4 . 1 b u i l d i n g s e c t i o n s AR C H I T E C T U R A L OW N E R pr o j e c t d i r e c t o r y BU I L D E R AR C H I T E C T 33 t o n s , L L C p. o . b o x 3 9 1 sa n l u i s o b i s p o , c a 9 3 4 0 6 co n t a c t : 8 0 5 5 4 2 0 0 3 3 br a c k e t a r c h i t e c t u r e o f f i c e po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 co n t a c t : b r y a n r i d l e y . 8 0 5 7 0 4 0 5 3 5 st a l w o r k , i n c . c o n s t r u c t i o n + d e s i g n p. o . b o x 3 9 1 sa n l u i s o b i s p o , c a 9 3 4 0 6 co n t a c t : b e n k u l i c k . 8 0 5 5 4 2 0 0 3 3 ST R U C T U R A L as h l e y & v a n c e e n g i n e e r i n g , i n c . 14 1 3 m o n t e r e y s t r e e t sa n l u i s o b i s p o . c a 9 3 4 0 1 co n t a c t : c h a r l e s a s h l e y . 8 0 5 5 4 5 0 0 1 0 GE O T E C H g e o s o l u t i o n s , i n c . 22 0 h i g h s t r e e t sa n l u i s o b i s p o , c a 9 3 4 0 1 co n t a c t : 8 0 5 5 4 3 8 5 3 9 CI V I L pr o j e c t d a t a DE S C R I P T I O N SI T E I N F O R M A T I O N BU I L D I N G I N F O R M A T I O N ci t y o f s a n l u i s o b i s p o ju r i s d i c t i o n C- D ( d o w n t o w n c o m m e r c i a l ) zo n i n g 00 2 - 4 3 5 - 0 1 5 AP N 11 3 5 s a n t a r o s a s t r e e t , s a n l u i s o b i s p o , c a st r e e t a d d r e s s re m o d e l a n d a d d i t i o n o f a n e x i s t i n g 5 , 2 0 2 s f c o m m e r c i a l b u i l d i n g t o i n c l u d e 6 , 0 9 8 s f o f co m m e r c i a l o f f i c e s p a c e a n d t w o t w o - b e d r o o m d w e l l i n g u n i t s a t t h e 3 r d f l o o r . i n c l u d i n g ac c e s s i b l e r e s t r o o m s , a c c e s s i b l e s i t e i m p r o v e m e n t s ( p a r k i n g , a c c e s s ) , a n d e l e v a t o r . th r e e nu m b e r o f s t o r i e s oc c u p a n c y ty p e V - B co n s t r u c t i o n t y p e ye s , N F P A 1 3 f i r e s p r i n k l e r s y s t e m i n s t a l l e d t h r o u g h o u t t o i n c r e a s e s t o r y a l l o w a n c e sp r i n k l e r e d 1- h r b e t w e e n 2 n d a n d 3 r d f l o o r s , & b e t w e e n r e s i d e n t i a l u n i t s a t t h e 3 r d f l o o r oc c u p a n c y s e p a r a t i o n B ( a c c e s s o r y o f f i c e ) R - 2 ( t w o d w e l l i n g u n i t s ) BU I L D I N G A R E A S fi r s t f l o o r : 3, 0 3 9 s f se c o n d f l o o r : to t a l : 10 , 0 5 4 s f pa r k i n g a n a l y s i s pa r k i n g a n a l y s i s : le v e l 1 3, 0 3 9 s q . f t . - c o m m e r c i a l o f f i c e s 1 / 5 0 0 x 3 , 0 3 9 = 6 . 1 s p a c e s le v e l 2 3, 0 5 9 s q . f t . - c o m m e r c i a l o f f i c e s 1 / 5 0 0 x 3 , 0 5 9 = 6 . 1 s p a c e s le v e l 3 (2 ) 2 - b e d r o o m r e s i d e n t i a l u n i t s 1 s p a c e p e r u n i t = 2 s p a c e s pa r k i n g r e q u i r e m e n t s p e r 1 7 . 1 6 . 0 6 0 o f t h e s a n l u i s o b i s p o z o n i n g r e g u l a t i o n s . to t a l r e q u i r e d p a r k i n g 14 . 2 s p a c e s r e q u i r e d pa r k i n g s p a c e s c u r r e n t l y p r o v i d e d : 15 s p a c e s p r o v i d e d bi c y c l e p a r k i n g r e q u i r e m e n t s : 15 % o f r e q u i r e d p a r k i n g (1 4 r e q u i r e d x . 1 5 ) = 2 . 1 b i k e s (1 ) s h o r t t e r m s p a c e + ( 1 ) l o n g t e r m s p a c e + ( 2 ) p e r d w e l l i n g u n i t . to t a l b i c y c l e p a r k i n g r e q u i r e m e n t : (6 ) b i c y c l e s p a c e s r e q u i r e d po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . A0.1and general notestitle sheet, index, th i r d f l o o r : A2 . 3 t h i r d f l o o r p l a n as h l e y & v a n c e e n g i n e e r i n g , i n c . 14 1 3 m o n t e r e y s t r e e t sa n l u i s o b i s p o . c a 9 3 4 0 1 co n t a c t : c h a r l e s a s h l e y . 8 0 5 5 4 5 0 0 1 0 EN E R G Y c a r s t a i r s e n e r g y c a l c u l a t i o n s po b o x 4 7 3 6 sa n l u i s o b i s p o . c a 9 3 4 0 3 co n t a c t : t i m c a r s t a i r s . 8 0 5 9 0 4 9 0 4 8 SU R V E Y m b s l a n d s u r v e y s 35 6 3 s u e l d o s t , s u i t e q sa n l u i s o b i s p o , c a 9 3 4 0 1 co n t a c t : m i c h a e l s t a n t o n . 8 0 5 5 9 4 1 9 6 0 santa rosa pr o j e c t s i t e , 11 3 5 s a n t a r o s a s t r e e t * .2 9 a c r e s ( 1 2 , 5 7 0 s f ) si t e a r e a co m m e r c i a l o f f i c e s p a c e : 51 1 s f co m m o n c o r e e l e m e n t s : 0 s f de c k : 3, 0 5 9 s f co m m e r c i a l o f f i c e s p a c e : 54 1 s f co m m o n c o r e e l e m e n t s : 18 2 s f de c k : 2, 4 7 8 s f re s i d e n t i a l : 42 6 s f co m m o n c o r e e l e m e n t s : 91 1 s f de c k : EX I S T I N G B U I L D I N G A R E A S tw o nu m b e r o f s t o r i e s oc c u p a n c y ty p e V B co n s t r u c t i o n t y p e ye s sp r i n k l e r e d no n e oc c u p a n c y s e p a r a t i o n B ( a c c e s s o r y o f f i c e ) 3, 5 5 0 s f su b t o t a l : 3, 6 0 0 s f su b t o t a l e x c l u d i n g d e c k : 2, 9 0 4 s f su b t o t a l e x c l u d i n g d e c k : A2 . 0 e x i s t i n g p l a n s de f e r r e d s u b m i t t a l 1. c h a n g e s t o e x i s t i n g N F P A 1 3 f i r e s p r i n k l e r s y t e m a n d / o r c h a n g e s t o e x i s t i n g N F P A 7 2 f i r e a l a r m / f i r e s p r i n k l e r mo n i t o r i n g s y s t e m . co m p l e t e n e s s r e s p o n s e s u b m i t t a l t o t h e C i t y o f S a n L u i s O b i s p o 1 5 . 0 2 2 5 ca l g r e e n m a n d a t o r y m e a s u r e s 1. j o i n t s a n d o p e n i n g s . o p e n i n g s i n t h e b u i l d i n g e n v e l o p e s e p a r a t i n g c o n d i t i o n e d s p a c e f r o m u n c o n d i t i o n e d sp a c e n e e d e d t o a c c o m m o d a t e g a s , p l u m b i n g , e l e c t r i c a l l i n e s a n d o t h e r n e c e s s a r y p e n e t r a t i o n s m u s t b e se a l e d i n c o m p l i a n c e w i t h t h e C a l i f o r n i a E n e r g y C o d e p e r C a l G r e e n 4 . 4 0 6 . 1 . 2. d u c t o p e n i n g s a n d o t h e r r e l a t e d a i r d i s t r i b u t i o n c o m p o n e n t o p e n i n g s s h a l l b e c o v e r e d d u r i n g c o n s t r u c t i o n p e r Ca l G r e e n 4 . 5 0 4 . 1 . 3. a d h e s i v e s , s e a l a n t s a n d c a u l k s s h a l l b e c o m p l i a n t w i t h V O C a n d o t h e r t o x i c c o m p o u n d l i m i t s p e r C a l G r e e n 4. 5 0 4 . 2 . 1 . 4. p a i n t s , s t a i n s a n d o t h e r c o a t i n g s s h a l l b e c o mp l i a n t w i t h V O C l i m i t s p e r C a l G r e e n 4 . 5 0 4 . 2 . 2 . . 5. a e r o s o l p a i n t s a n d c o a t i n g s s h a l l b e c o m p l i a n t w i t h p r o d u c t w e i g h t e d M I R l i m i t s f o r R O C a n d o t h e r t o x i c co m p o u n d s p e r C a l G r e e n 4 . 5 0 4 . 2 . 3 . 6. d o c u m e n t a t i o n s h a l l b e p r o v i d e d t o v e r i f y t h a t c o m p l i a n t V O C l i m i t f i n i s h m a t e r i a l s h a v e b e e n u s e d p e r Ca l G r e e n 4 . 5 0 4 . 2 . 4 . 7. c a r p e t a n d c a r p e t s y s t e m s s h a l l b e c o m p l i a n t w i t h V O C l i m i t s p e r C a l G r e e n 4 . 5 0 4 . 3 . 8. e i g h t y ( 8 0 ) p e r c e n t o f f l o o r a r e a r e c e i v i n g r e s i l i e n t f l o o r i n g s h a l l c o m p l y w i t h t h e V O C e m i s s i o n l i m i t s d e f i n e d i n th e c o l l a b o r a t i v e f o r h i g h p e r f o r m a n c e s c h o o l s ( C H P S ) lo w - e m i t t i n g m a t e r i a l s l i s t o r b e c e r t i f i e d u n d e r t h e re s i l i e n t f l o o r c o v e r i n g i n s t i t u t e ( R F C I ) F l o o r S c o r e P r o g r a m p e r C a l G r e e n 4 . 5 0 4 . 4 . 9. p a r t i c l e b o a r d , m e d i u m f i b e r b o a r d ( M D F ) a n d h a r d w o o d p l y w o o d u s e d i n i n t e r i o r o r e x t e r i o r f i n i s h s y s t e m s sh a l l c o m p l y w i t h l o w f o r m a l d e h y d e e m i s s i o n s t a n d a r d s p e r C a l G r e e n 4 . 5 0 4 . 5 . 10 . v a p o r r e t a r d e r a n d c a p i l l a r y b r e a k o f 4 ” t h i c k b a s e o f ½ ” o r l a r g e r c l e a n a g g r e g a t e s h a l l b e i n s t a l l e d a t s l a b o n gr a d e f o u n d a t i o n s p e r C a l G r e e n 4 . 5 0 5 . 2 . 11 . m o i s t u r e c o n t e n t o f b u i l d i n g m a t e r i a l s u s e d i n w a l l a n d f l o o r f r a m i n g s h a l l b e c h e c k e d b e f o r e e n c l o s u r e p e r Ca l G r e e n 4 . 5 0 5 . 3 . m a x i m u m m o i s t u r e c o n t e n t o f 1 9 % 12 . E N E R G Y S T A R c o m p l i a n t b a t h r o o m e x h a u s t f a n s s h a l l b e d u c t e d t o t e r m i n a t e o u t s i d e a n d b e p r o v i d e d i n ev e r y b a t h r o o m p e r C a l G r e e n 4 . 5 0 6 . 1 . f a n s s h a l l b e s w i t c h e d i n d e p e n d e n t l y a n d e q u i p p e d w i t h a h u m i d i s t a t i n al l b a t h r o o m l o c a t i o n s . 13 . p e r C a l G r e e n 4 . 5 0 7 . 2 d u c t s y s t e m s a r e s i z e d , d e s i g n e d , a n d e q u i p m e n t i s s e l e c t e d u s i n g t h e f o l l o w i n g me t h o d s : 1. e s t a b l i s h h e a t l o s s a n d h e a t g a i n v a l u e s a cc o r d i n g t o A C C A ( M a n u a l J ) - 2 0 0 4 o r e q u i v a l e n t . 2. s i z e d u c t s y s t e m s a c c o r d i n g t o A C C A 2 6 - D ( M a n u a l D ) - 2 0 0 9 o r e q u i v a l e n t . 3. s e l e c t h e a t i n g a n d c o o l i n g eq u i p m e n t a c c o r d i n g t o A C C A 3 6 - S ( M a n u a l S ) - 2 0 0 4 o r e q u i v a l e n t . 14 . o p e r a t i o n + m a i n t e n a n c e m a n u a l t o b e s u p p l i e d a t f i n a l i n s p e c t i o n . 15 . m a n a g e s t o r m w a t e r p e r C a l G r e e n c o d e r e q u i r e m e n t s . 4 . 1 0 6 . 2 16 . a u t o m a t i c i r r i g a t i o n c o n t r o l l e r s f o r l a n d s c a p i n g p r o v i d e d b y t h e b u i l d i n g a n d i n s t a l l e d a t t i m e o f f i n a l i n s p e c t i o n sh a l l c o m p l y w i t h C G B S C s e c t i o n 4 . 3 0 4 . 1 . c o n t r o l l e r s s h a l l b e w e a t h e r - o r s o i l m o i s t u r e - b a s e d c o n t r o l l e r s t h a t au 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 i n r e s p o n s e t o 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 . pr o j e c t n o t e s 1.2.3.4. a s e p a r a t e e n c r o a c h m e n t p e r m i t i s r e q u i r e d f o r a n y w o r k i n t h e p u b l i c r i g h t - o f - w a y o r w i t h i n c i t y e a s e m e n t s f o r co n n e c t i o n s t o p u b l i c u t i l i t i e s . w o r k r e q u i r i n g a n e n c r o a c h m e n t p e r m i t i n c l u d e s b u t i s n o t l i m i t e d t o d e m o l i t i o n s , ut i l i t i e s , w a t e r , s e w e r , a n d f i r e s e r v i c e l a t e r a l s , c u r b , g u t t e r , a n d s i d e w a l k , d r i v e w a y a p p r o a c h e s , s i d e w a l k un d e r d r a i n s , s t o r m d r a i n i m p r o v e m e n t s , s t r e e t t r e e p l a n t i n g o r p r u n i n g , c u r b r a m p s , s t r e e t p a v i n g , a n d p e d e s t r i a n pr o t e c t i o n o r c o n s t r u c t i o n s t a g i n g i n t h e r i g h t - o f - w a y . th e p u b l i c i m p r o v e m e n t s s h a l l b e s u b s t a n t i a l l y c o m p l e t e t o th e s a t i s f a c t i o n o f t h e p u b l i c w o r k s d i r e c t o r p r i o r t o f i n a l in s p e c t i o n a p p r o v a l s a n d / o r o c c u p a n c y o f a n y b u i l d i n g . "c o n t a c t t h e p u b l i c w o r k s i n s p e c t i o n h o t l i n e a t 7 8 1 - 7 5 5 4 wi t h a t l e a s t a 4 8 h o u r n o t i c e f o r a n y r e q u i r e d e n c r o a c h m e n t p e r m i t i n s p e c t i o n o r f i n a l i n s p e c t i o n " al l d e f e r r e d s u b m i t t a l s s h a l l b e r e v i e w e d b y t h e p r o j e c t e n g i n e e r p r i o r t o s u b m i s s i o n t o t h e b u i l d i n g d e p a r t m e n t f o r re v i e w a n d a p p r o v a l . 5. a p r e - c o n s t r u c t i o n m e e t i n g s h a l l b e c o o r d i n a t e d b y t h e o w n e r / d e v e l o p e r o r c o n t r a c t o r a n d s h a l l i n c l u d e p e r t i n e n t c i t y st a f f . a s a m i n i m u m , t h e a s s i g n e d b u i l d i n g i n s p e c t o r a n d p u b l i c w o r k s i n s p e c t o r s h a l l b e i n c l u d e d i n t h i s m e e t i n g t o di s c u s s t h e l i m i t o f s u b d i v i s i o n i m p r o v e m e n t s a n d i n s p e c t i o n r e s p o n s i b i l i t i e s . 6.7. pl u m b i n g f i x t u r e s a n d f i t t i n g s s h a l l m e e t t h e s t a n d a r d s r e f e r e n c e d i n C a l G r e e n t a b l e 4 . 3 0 3 . 3 PL U M B I N G F I X T U R E A N D F I T T I N G S N O T E S : pl u m b i n g f i x t u r e a n d f i t t i n g s s c h e d u l e FI X T U R E T Y P E NO T E S MA X F L O W R A T E sh o w e r h e a d s 2 g p m @ 8 0 p s i la v a t o r y f a u c e t s 1. 5 g p m @ 6 0 p s i l a v a t o r y f a u c e t s s h a l l n o t h a v e a f l o w r a t e l e s s t h a n 0 . 8 g p m a t 2 0 p s i ki t c h e n f a u c e t s 1. 8 g p m @ 6 0 p s i ta n k - t y p e w a t e r c l o s e t s 1. 2 8 g a l l o n s / f l u s h s i n g l e a n d d u a l f l u s h w a t e r c l o s e t s w i t h e f f e c t i v e f l u s h o f 1 . 2 8 g a l l o n s o r l e s s 1.8.9. 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 t h e 2 0 1 3 e d i t i o n s of t h e c a l i f o r n i a b u i l d i n g c o d e s b a s e d o n t h e 2 0 1 2 I B C , 2 0 1 2 IR C , 2 0 1 2 U M C & 2 0 1 2 U P C & t h e 2 0 1 3 e d i t i o n o f t h e c a l i fo r n i a e l e c t r i c a l c o d e b a s e d o n t h e 2 0 1 1 N E C , t h e 2 0 1 3 ca l i f o r n i a r e s i d e n t i a l c o d e , t h e 2 0 1 3 c a l i f o r n i a e n e r g y c o d e , t h e 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 s t a n d a r d s c o d e w h e r e ap p l i c a b l e , a n d t h e s a n l u i s o b i s p o m u n i c i p a l c o d e . fi r e s p r i n k l e r d r a w i n g s a n d c a l c u l a t i o n s f o r a n a p p r o v e d N F P A 1 3 s y s t e m s h a l l b e a d e f e r r e d / s e p a r a t e s u b m i t t a l pe r f o r m e d b y m i d - c o a s t f i r e p r o t e c t i o n . w a t e r s e r v i c e p i p i n g a n d w a t e r m e t e r s h a l l b e s i z e d i n a c c o r d a n c e w i t h t h e ap p r o v e d f i r e s p r i n k l e r p l a n . pr o p e r t y c o r n e r m o n u m e n t s a d j a c e n t t o t h e s t r u c t u r e s h a l l b e i n p l a c e a n d i d e n t i f i e d a t t h e t i m e o f t h e f o u n d a t i o n in s p e c t i o n r e q u e s t . a t r a f f i c a n d p e d e s t r i a n c o n t r o l p l a n s h a l l b e s u b m i t t e d t o t h e p u b l i c w o r k s d e p a r t m e n t f o r r e v i e w a n d a p p r o v a l pr i o r t o e n c r o a c h m e n t p e r m i t i s s u a n c e . an y s e c t i o n s o f d a m a g e d o r d i s p l a c e d c u r b , g u t t e r , a n d s i d e w a l k o r d r i v e w a y a p p r o a c h s h a l l b e r e p a i r e d o r re p l a c e d t o t h e s a t i s f a c t i o n o f t h e p u b l i c w o r k s d i r e c t o r . th i s p r o j e c t w i l l c o m p l y w i t h t h e f o l l o w i n g r e q u i r e m e n t s o f t h e C B C , C h a p t e r 7 A ; C l a s s A f i r e - r a t e d r o o f a s s e m b l y , ig n i t i o n r e s i s t a n t v e n t s ( r o o f , a t t i c , e v e , s u b f l o o r ) , a n d n o n c o m b u s t i b l e s i d i n g . 10 . al l w o r k l o c a t e d w i t h i n t h e p u b l i c r i g h t - o f - w a y o r w i t h i n t h e ju r i s d i c t i o n o f t h e u t i l i t i e s a n d p u b l i c w o r k s d e p a r t m e n t s sh a l l c o m p l y w i t h t h e m o s t c u r r e n t e d i t i o n o f t h e e n g i n e e r i n g s t a n d a r d s a n d s t a n d a r d s p e c i f i c a t i o n . t h e c u r r e n t ad o p t e d s t a n d a r d s a r e d a t e d f e b r u a r y 2 0 1 4 . 3, 5 5 0 s q . f t . ( s t r u c t u r e ) + 6 5 8 5 s q . f t . ( p a v i n g / f l a t w o r k ) + 2 4 3 5 s q . f t . ( l a n d s c a p i n g ) = 1 2 5 7 0 s q . f t . t o t a l 3, 5 5 0 s q . f t . / 1 2 5 7 0 s q . f t . = 2 8 . 3 % p r o p o s e d , 1 0 0 % a l l o w e d lo t c o v e r a g e de n s i t y 3 6 u n i t s p e r a c r e x . 2 9 a c r e s = 1 0 u n i t s 10 u n i t s a l l o w e d , 2 u n i t s p r o p o s e d . 11 . ATTACHMENT 3 ARC1 - 16 si t e p l a n n o t e s re f e r e n c e n o t e c a l l o u t #1. P G & E t r a n s f o r m e r l o c a t i o n w i t h p r e c a s t c o n c r e t e pa d , 1 0 6 " x 9 0 " , c o n f i r m w i t h h a n d o u t p a c k a g e , c l e a r a n c e s sh o w n d a s h e d 2. m a i n s w i t c h g e a r r o o m , < 1 , 2 0 0 A e q u i p m e n t r a t i n g , o n e a c c e s s / e g r e s s r e q u i r e d 3. n e w l o c a t i o n f o r A D A c o m p l i a n t v a n a c c e s s i b l e p a r k i n g s p a c e a n d a c c e s s a i s l e 4. n e w c u r b a n d c u r b r a m p t r a n s i t i o n f r o m p a r k i n g l o t t o a c c e s s i b l e r o u t e , p r o v i d e d e t e c t a b l e w a r n i n g s u r f a c e s i n re q u i r e d l o c a t i o n s . 5. r e s t r i p e p a r k i n g l o t f o r ( 1 5 ) t o t a l p a r k i n g s p ac e s p e r c i t y e n g i n e e r i n g s t a n d a r d s 2 2 2 0 , 2 2 4 0 , + 2 2 5 0 6. ( e ) b u i l t - i n r a i s e d p l a n t e r s s h a l l b e r e m o v e d a n d r e p l a c e d w i t h i n g r o u n d l a n d s c a p e 7. r e s i d e n t i a l w a t e r m e t e r l o c a t i o n f o r ( 2 ) d w e l l i n g u n it s a t 3 r d f l o o r . e x i s t i n g 1 " s u p p l y s h a l l r e m a i n . 8. f e n c e | s c r e e n i n g w a l l c l a d w i t h f l a m e d b a s a l t c l a d d i n g , 8 ' - 0 " m a x i m u m h e i g h t 9. ( e ) s t r e e t t r e e s t o r e m a i n 10 . ( e ) t r e e t o b e r e m o v e d 11 . ( e ) c i t y s i d e w a l k , c u r b , a n d g u t t e r t o r e m a i n 12 . t r a s h + r e c y c l i n g c o n t a i n e r s t o r a g e i n s i d e b u i l d i n g , ( 1 ) 1 . 5 c u . y d . b i n e a c h 13 . ( e ) u t i l i t y p e d e s t a l s ( n o t a p a r t ) 14 . ( e ) u n d e r g r o u n d u t i l i t i e s 15 . ( e ) f i r e h y d r a n t 16 . ( e ) f i r e d e p a r t m e n t c o n n e c t i o n t o r e m a i n a t e x t e r i o r o f f i r e r i s e r r o o m 17 . ( e ) c o n t o u r s s h o w n f o r r e f e r e n c e . g r a d i n g i s l i m i t e d t o a r e a s r e l a t e d t o t h e n e w c u r b r a m p l o c a t i o n , v a n ac c e s s i b l e p a r k i n g s p a c e , a n d a c c e s s i b l e r o u t e . s e e s p o t e l e v a t i o n s f o r m o r e i n f o r m a t i o n 18 . ( e ) s t r e e t f i x t u r e ( l i g h t , s i g n a l , e t c . ) t o r e m a i n 19 . ( e ) p a r k i n g c u r b t o r e m a i n , t y p . u n l e s s n o t e d o t h e r w i s e 20 . ( e ) p a r k i n g c u r b t o b e r e m o v e d 21 . s h o r t t e r m b i c y c l e p a r k i n g ( 2 ) s p a c e s , i n v e r t e d ' U ' t y p e b i k e r a c k c o m p l i a n t w i t h c i t y o f s l o e n g i n e e r i n g s t a n d a r d 79 3 0 , a m e r i b i k e ' d o w n t o w n ' , c o l o r = b l a c k 22 . ( 2 ) l o n g t e r m b i c y c l e p a r k i n g s p a c e s w i t h i n a n a p p r o v e d 2 - b i k e b i c y c l e l o c k e r i n g r o u n d f l o o r s t o r a g e r o o m , a s sh o w n . r e s i d e n t i a l l o n g t e r m b i c y c l e p a r k i n g , ( 2 ) s p a c e s e a c h , s h a l l b e p r o v i d e d w i t h i n r e s i d e n t i a l b i c y c l e s t o r a g e ro o m o n t h i r d f l o o r . 23 . m o n u m e n t s i g n , s e e e l e v a t i o n s h e e t s f o r m o r e i n f o r m a t i o n o n s i z e 24 . u n d e r g r o u n d e l e c t r i c a l f r o m P G & E t r a n s f o r m e r t o m a i n s w i t c h g e a r r o o m 25 . ( e ) b u i l t - i n r a i s e d p l a n t e r s s h a l l b e r e m o v e d a n d r e p l a c e w i t h c o n c r e t e f l a t w o r k 26 . ( e ) b a c k f l o w p r e v e n t i o n d e v i c e l o c a t e d w i t h i n e x i s t i n g f i r e r i s e r c l o s e t . 27 . p r o p o s e d l o c a t i o n o f n e w g a s l i n e t o b u i l d i n g 28 . ( e ) c l e a n o u t a n d s e w e r c o n n e c t i o n . a p p r o x i m a t e a l i g n m e n t o f e x i s t i n g s e w e r l i n e . v i d e o i n s p e c t e x i s t i n g l i n e t o ve r i f y i f t h e c o n d i t i o n a n d m a t e r i a l o f t h e l i n e i s i n a c c e p t a b l e c o n d i t i o n t o u s e . s u b m i t a c o p y t o t h e p u b l i c w o r k s de p t . i f n o t a d e q u a t e , r e p l a c e p e r e n g i n e e r i n g s t a n d a r d s . p r o v i d e a b a c k w a t e r v a l v e a s r e q u i r e d . 29 . 5 ' x 5 ' t r e e w e l l , s t a n d a r d s i d e w a l k , p e r e n g i n e e r i n g s t a n d a r d # 8 1 3 0 . 30 . 5 ' x 5 ' t r e e w e l l , m i s s i o n s t y l e s i d e w a l k , p e r e n g i n e e r i n g s t a n d a r d # 8 1 3 0 . 31 . ( e ) t r e e w e l l , r e m o v e t r e e , g r i n d s t u m p , a n d r e p l a c e w i t h m i s s i o n s t y l e s i d e w a l k , p e r e n g i n e e r i n g s t a n d a r d # 4 2 2 0 . la n d s c a p e l e g e n d sp e c i m e n t r e e : p u r p l e r o b e , o r e q u a l Ro b i n i a a m b i g u a ' P u r p l e R o b e ' la r g e s t a t u r e t r e e : c o a s t a l l i v e o a k Qu e r c u s a g r i f o l i o dr o u g h t t o l e r a n t m e a d o w Lo m a n d r a l o n g i f o l i a ' Br e e z e ' la n d s c a p e n o t e s ba m b o o s c r e e n Ba m b u s a m u l t i p l e x ' Go l d e n G o d d e s s ' a. h a n d d i g g i n g i s r e q u i r e d w i t h i n t h e d r i p l i n e o f t r e e s t o r e m a i n ; a n y e x p o s e d r o o t s s h a l l b e o b s e r v e d b y t h e c i t y ar b o r i s t b e f o r e r e m o v i n g . c o n t a c t c i t y a r b o r i s t R o n C o m b s a t 7 8 1 . 7 0 2 3 b e f o r e c o m m e n c i n g w i t h c o n s t r u c t i o n , gr a d i n g , o r e x c a v a t i o n s . b. e x i s t i n g t r e e s a r e t o r e m a i n a n d s h a l l b e p r o t e c t e d i n p l a c e . c o n t a c t t h e c i t y a r b o r i s t a t 7 8 1 . 7 0 2 3 t o r e v i e w a n y tr e e p r o t e c t i o n m e a s u r e s p r i o r t o c o m m e n c i n g w i t h a n y d e m o l i t i o n . a n y s a f e t y p r u n i n g o r t h e c u t t i n g o f su b s t a n t i a l r o o t s s h a l l b e a p p r o v e d b y t h e c i t y a n d c o m p l e t e d b y a c i t y - a p p r o v e d a r b o r i s t . c o n t a c t t h e c i t y ar b o r i s t 4 8 h o u r s p r i o r t o d e m o l i t i o n i n a r e a s w h e r e t r e e p r o t e c t i o n a n d i n s p e c t i o n i s r e q ' d c. a u t o m a t i c i r r i g a t i o n s y s t e m c o n t r o l l e r s s h a l l c o m p l y w / C G B C 4 . 3 0 4 . 1 . c o n t r o l l e r s s h a l l b e w e a t h e r - o r s o i l mo i s t u r e - b a s e d c o n t r o l l e r s t h a t 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 ti o n i n r e s p o n s e t o 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 co n d i t i o n s c h a n g e . im p e r v i o u s a r e a c a l c u l a t i o n a to t a l ne w im p e r v i o u s s u r f a c e a r e a = 2 0 0 b to t a l re p l a c e d im p e r v i o u s s u r f a c e a r e a = 5 0 0 c to t a l ex i s t i n g im p e r v i o u s a r e a = 1 0 0 5 0 d to t a l i m p e r v i o u s a r e a o f co m p l e t e d pr o j e c t = 1 0 0 2 1 e ne t i m p e r v i o u s a r e a : ( a + b ) – ( c -d) = 67 1 or wh e r e ( c -d) i s a n e g a t i v e n u m b e r : ( a + b ) hy d r o z o n e l e g e n d hy d r o z o n e a dr o u g h t t o l e r a n t p l a n t i n g a r e a = 8 8 0 s q . f t . hy d r o z o n e b dr o u g h t t o l e r a n t p l a n t i n g a r e a = 3 8 2 s q . f t . hy d r o z o n e c dr o u g h t t o l e r a n t p l a n t i n g a r e a = 1 0 5 s q . f t . hy d r o z o n e d dr o u g h t t o l e r a n t p l a n t i n g a r e a = 6 1 5 s q . f t . hy d r o z o n e e dr o u g h t t o l e r a n t p l a n t i n g a r e a = 4 5 3 s q . f t . ma x i m u m a n n u a l 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 ) : 5 2 , 1 5 2 . 5 9 g a l l o n s / 6 9 . 7 2 u n i t s es t i m a t e d t o t a l w a t e r u s e ( E T W U ) : 1 8 , 6 2 5 . 9 2 g a l l o n s / 2 4 . 9 0 u n i t s gr o u n d c o v e r o r m u l c h Dy m o n d i a m a r g a r e t a e 36 " b o x m i n . i n l a n d s c a p e d a r e a s 24 " b o x m i n . i n t r e e w e l l N O P A R K IN G W W W W W W W W W W W W W W W W W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SS SS A1.1site plan si t e p l a n SC A L E : 1 " = 1 0 ' - 0 " c i t y a l l e y 1135 santa rosa san luis obispo, ca 93401 project print revision sw091 15.0303 po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] remodel + addition RE V I E W S E T RE V I E W S E T mixed use po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . 01 5 10 s a n t a r o s a s t r e e t m a r s h s t r e e t ff = 2 2 4 . 9 8'-714" typ. 8'-0" 9'-0" 18'-0" 8'-714" typ. 60'-3" 4'-112" 4'-111 2" 15'-934" 1 11 10 2 3 5 25 8 7 4 bu i l d i n g f o o t p r i n t 6 6 10 10 10 18'-3" 1 17'-9" 2 3 4 5 6 7 8 10 9 11 12 13 14 15 13 14 35'-0" 30'-0" 17 18 18 16 15 15 5'-6" 4'-91 2" 19 20 4 C ONC 22 4 .9 ' 12 22 21 22 4.6 ' CON C 224.4' CONC 224.1' CONC 223. 9' CONC 223.8' CONC 22 4.8' CONC 224. 2' CONC 224. 5 ' AC 22 4.5' CONC 23 23 24 (e ) e u c a l y p t u s ci t r i o d o r a , 2 4 " tr u n k , 3 5 ' c a n o p y (e ) e u c a l y p t u s fi c i f o l i a , 6 " tr u n k , 1 2 ' ca n o p y (e ) e u c a l y p t u s fi c i f o l i a , 1 0 " tr u n k , 1 4 ' ca n o p y (e ) p y r u s ca l l e r y a n a , 6" t r u n k , 1 4 ' ca n o p y 10 (e ) e u c a l y p t u s fi c i f o l i a , 2 2 " tr u n k , 3 5 ' ca n o p y (e ) c u p a n i o p s i s an a c a r d i o i d e s , 1 2 " tr u n k , 1 6 ' c a n o p y (e ) c u p a n i o p s i s an a c a r d i o i d e s , 6" t r u n k , 1 2 ' c a n o p y 80" 106" 8'-0" clr. 2'-0" 2'-0" (e ) l o p h o s t e m o n co n f e r t u s , 1 8 " tr u n k , 2 0 ' c a n o p y 26 hy d r o z o n e C , 10 5 s q . f t . hy d r o z o n e D 61 5 s q . f t . hy d r o z o n e E 45 3 s q . f t . hy d r o z o n e A 88 0 s q . f t . hy d r o z o n e B 38 2 s q . f t . 11 1'-0"clr. 27 (e ) p r i v a t l i g u s t r u m , 8" t r u n k , 1 0 ' c a n o p y co 28 equal 10 equal 31 31 30 30 30 29 29 29 ARC1 - 17 po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . ex i s t i n g s e c o n d f l o o r p l a n SC A L E : 1 / 8 " = 1 ' - 0 " ex i s t i n g f i r s t f l o o r p l a n SC A L E : 1 / 8 " = 1 ' - 0 " ex i s t i n g s o u t h e l e v a t i o n SC A L E : 1 / 8 " = 1 ' - 0 " ex i s t i n g n o r t h e l e v a t i o n SC A L E : 1 / 8 " = 1 ' - 0 " ex i s t i n g w e s t e l e v a t i o n SC A L E : 1 / 8 " = 1 ' - 0 " ex i s t i n g e a s t e l e v a t i o n SC A L E : 1 / 8 " = 1 ' - 0 " 02 4 8 1 02 4 8 1 02 4 8 1 02 4 8 1 02 4 8 1 02 4 8 1 31'-9" 31'-9" 31'-9"31'-9" ARC1 - 18 1 UP 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 9 9 ABCDEFG ABCDEFG pl a n n o t e s po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . wa l l t y p e / s y m b o l l e g e n d ex i s t i n g 2 x w o o d f r a m e d c o n s t r u c t i o n , a t e x t e r i o r w a l l s p r o v i d e m i n . R - 1 9 i n s u l a t i o n i n co n f o r m a n c e w i t h e n e r g y c o m p l i a n c e f o r m s #1. s t e e l s t r u c t u r a l c o l u m n , s e e g r i d f o r l o c a t i o n i n f o r m a t i o n . 2. 2 x f r a m e d w a l l , s e e w a l l l e g e n d f o r a d d i t i o n a l i n f o r m a t i o n . 3. A D A c o m p l i a n t r e s t r o o m , t y p i c a l . p r o v i d e a l l r e q u i r e d c l e a r a n c e s a s n e c e s s a r y . p e r C P C 42 2 . 2 e x c e p t i o n 3 , a s i n g l e t o i l e t f a c i l i t y i s a l l o w e d f o r a n o c c u p a n c y l o a d o f 5 0 o r l e s s . 4. c a n t o n e l e v a t o r i n c . - " t r a d e s m a n " u n i t # T 2 5 0 2 H h o l e - l e s s h y d r a u l i c e l e v a t o r . 5. e x i s t i n g f i r e r i s e r l o c a t i o n . 6. w i n d o w , p r o v i d e t e m p e r e d g l a z i n g i n a l l r e q u i r e d l o c a t i o n s . 7. s t o r e f r o n t , p r o v i d e t e m p e r e d g l a z i n g i n a l l r e q u i r e d l o c a t i o n s . 8. d o o r , p r o v i d e f i r e r a t i n g i n a l l r e q u i r e d l o c a t i o n s . 9. e g r e s s s t a i r w a y , p r o v i d e h a n d r a i l / g u a r d r a i l i n a l l r e q u i r e d l o c a t i o n s . 10 . m e t a l a w n i n g b e l o w . 11 . m a i n s w i t c h g e a r . 12 . w a l l m o u n t e d l o n g t e r m b i c y c l e s t o r a g e l o c a t e d a t r e s i d e n t i a l f l o o r a s s h o w n . b i c y c l e s s h a l l be p a r k e d v e r t i c a l l y w i t h a t l e a s t t h e r e a r t i r e r e s t i n g a t f l o o r l e v e l . re f e r e n c e n o t e c a l l o u t re q u i r e d c l e a r s p a c e f o r d i s a b l e d a c c e s s st e e l c o l u m n , s e e s t r u c t u r a l d r a w i n g s f o r m o r e i n f o r m a t i o n pr o p o s e d l o c a t i o n o f 2 x w o o d f r a m e d d e m i s i n g w a l l en t r y l o b b y 10 1 op e n o f f i c e el e c t r i c a l r o o m re c e p t i o n me n ' s r e s t r o o m 10 2 10 4 ro o m n a m e st o r a g e 10 6 10 7 10 8 ma c h i n e r o o m wm n ' s r e s t r o o m 10 5 10 3 va u l t 20 2 ut i l i t y r o o m re s i d e n c e 1 op e n o f f i c e 2 20 4 st a i r 20 6 20 7 30 1 20 5 20 3 ha l l w a y 10 9 20 1 op e n o f f i c e 1 oc c u p a n y s c h e d u l e to t a l o c c u p a n t s oc c u p a n t l o a d / f t to t a l a r e a st a i r en t r y h a l l w a y 11 0 11 1 st a i r 30 4 30 5 30 3 ha l l w a y 30 2 bi c y c l e s t o r a g e re s i d e n c e 2 ro o m # ty p e BBBBBBBBBBBBBBBBBBR- 1 R- 1BBB 69 42 0 17 8 1 25 0 6464 30 4 12 5 36 10 0 f t / o c c u p a n t 3 . 6 o c c u p a n t s 10 0 f t / o c c u p a n t 4 . 2 o c c u p a n t s 10 0 f t / o c c u p a n t 1 7 . 8 o c c u p a n t s 10 0 f t / o c c u p a n t 2 . 5 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 98 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 15 5 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 17 5 4 1 0 0 f t / o c c u p a n t 1 7 . 5 o c c u p a n t s 11 6 2 1 0 0 f t / o c c u p a n t 1 1 . 6 o c c u p a n t s 36 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 23 6 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 52 0 f t / o c c u p a n t 52 0 f t / o c c u p a n t 18 0 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 11 5 0 2 0 0 f t / o c c u p a n t 5 . 7 o c c u p a n t s 13 6 3 2 0 0 f t / o c c u p a n t 6 . 8 o c c u p a n t s 36 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 76 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 18 0 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s to t a l o c c u p a n t l o a d 6 9 o c c u p a n t s wa l l a s s e m b l y n o t e - f i r e b l o c k i n g i s r e q u i r e d a t t h e f o l l o w i n g l o c a t i o n s : a. i n c o n c e a l e d s p a c e s o f s t u d w a l l s a n d p a r t i t i o n s v e r t i c a l l y a t t h e c e i l i n g a n d f l o o r l e v e l s a n d ho r i z o n t a l l y a t i n t e r v a l s n o t e x c e e d i n g 1 0 f e e t b. a t a l l i n t e r c o n n e c t i o n s b e t w e e n c o n c e a l e d v e r t i c a l a n d h o r i z o n t a l s p a c e s ( s o f f i t s , d r o p c e i l i n g s , co v e c e i l i n g s ) c. i n a l l c o n c e a l e d s p a c e s b e t w e e n m a i n s t r i n g e r s a t t h e t o p a n d b o t t o m o f t h e s t a i r r u n d. a t o p e n i n g s a r o u n d v e n t s , p i p e s , d u c t s , c a b l e s a n d w i r e s a t c e i l i n g a n d f l o o r l e v e l 2x w o o d f r a m e d 1 - h r r a t e d c o n s t r u c t i o n , s e e d e t a i l 3 / A 5 . 2 2x w o o d f r a m e d c o n s t r u c t i o n , a t e x t e r i o r w a l l s p r o v i d e m i n . R - 1 9 in s u l a t i o n i n c o n f o r m a n c e w i t h e n e r g y c o m p l i a n c e f o r m s me n ' s r e s t r o o m wm n ' s r e s t r o o m 0. 0 o c c u p a n t s 0. 0 o c c u p a n t s 28 o c c u p a n t s 29 o c c u p a n t s 12 o c c u p a n t s fi r s t f l o o r t o t a l o c c u p a n t l o a d se c o n d f l o o r t o t a l o c c u p a n t l o a d t h i r d f l o o r t o t a l o c c u p a n t l o a d pr o p o s e d f i r s t f l o o r p l a n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 A2.1first floor plan 18 ' - 1 0 " 5'- 1 1 " 79 ' - 6 " 25'-6 1/2" 55'-2" 48'-6" 79 ' - 6 " 10'-9"10'-0"3'-3"3'-5 1/2"5'-7 1/2" 5'-4 1/2" 6' - 0 " 7' - 1 0 " 5 1 / 2 " 43 ' - 1 1 " 24 ' - 3 " 8'- 3 " 7' - 3 1 / 2 " 14 ' - 8 " 14 ' - 8 " 3' - 6 " 2'-10"22'-0 1/2"23'-7 1/2" 8'-9" 7'- 6 " 14'-0 1/2" 22 ' - 8 " 7' - 0 " 31 ' - 0 " 5' - 0 " 6' - 3 1 / 2 " 8' - 1 1 1 / 2 " 2' - 1 1 / 2 " st a i r 11 1 en t r y l o b b y 10 1 en t r y l o b b y 11 0 ma c h i n e r o o m 10 9 va u l t 10 4 op e n o f f i c e 10 3 me n ' s 10 5 wo m e n ' s 10 6 st o r a g e 10 7 el e v a t o r fi r e r i s e r el e c t r i c a l 10 8 re c e p t i o n 10 2 5' - 1 1 / 2 " 7' - 5 " 2' - 2 " 10 ' - 0 " 7' - 6 " 11 ' - 9 " 10 ' - 1 1 " 4'-0" 5'-8" 3'-4" 6'-7 1/2" 6'-11 1/2" 14'-10 1/2" 5'-0"6'-11" 8' - 2 1 / 2 " 16 ' - 0 " 1 ty p . 2 2 2 2 3 ty p . 4 5 6 ty p . 6 ty p . 7 ty p . 7 ty p . 8 9 11 ARC1 - 19 UP 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 99 ABCDEFG ABCDEFG egress seperation - 74'-0" to nearest exit access egress seperation - 62'-0" to nearest exit access egress seperation - 68'-0" to nearest exit access pl a n n o t e s po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . wa l l t y p e / s y m b o l l e g e n d ex i s t i n g 2 x w o o d f r a m e d c o n s t r u c t i o n , a t e x t e r i o r w a l l s p r o v i d e m i n . R - 1 9 i n s u l a t i o n i n co n f o r m a n c e w i t h e n e r g y c o m p l i a n c e f o r m s #1. s t e e l s t r u c t u r a l c o l u m n , s e e g r i d f o r l o c a t i o n i n f o r m a t i o n . 2. 2 x f r a m e d w a l l , s e e w a l l l e g e n d f o r a d d i t i o n a l i n f o r m a t i o n . 3. A D A c o m p l i a n t r e s t r o o m , t y p i c a l . p r o v i d e a l l r e q u i r e d c l e a r a n c e s a s n e c e s s a r y . p e r C P C 42 2 . 2 e x c e p t i o n 3 , a s i n g l e t o i l e t f a c i l i t y i s a l l o w e d f o r a n o c c u p a n c y l o a d o f 5 0 o r l e s s . 4. c a n t o n e l e v a t o r i n c . - " t r a d e s m a n " u n i t # T 2 5 0 2 H h o l e - l e s s h y d r a u l i c e l e v a t o r . 5. e x i s t i n g f i r e r i s e r l o c a t i o n . 6. w i n d o w , p r o v i d e t e m p e r e d g l a z i n g i n a l l r e q u i r e d l o c a t i o n s . 7. s t o r e f r o n t , p r o v i d e t e m p e r e d g l a z i n g i n a l l r e q u i r e d l o c a t i o n s . 8. d o o r , p r o v i d e f i r e r a t i n g i n a l l r e q u i r e d l o c a t i o n s . 9. e g r e s s s t a i r w a y , p r o v i d e h a n d r a i l / g u a r d r a i l i n a l l r e q u i r e d l o c a t i o n s . 10 . m e t a l a w n i n g b e l o w . 11 . m a i n s w i t c h g e a r . 12 . w a l l m o u n t e d l o n g t e r m b i c y c l e s t o r a g e l o c a t e d a t r e s i d e n t i a l f l o o r a s s h o w n . b i c y c l e s s h a l l be p a r k e d v e r t i c a l l y w i t h a t l e a s t t h e r e a r t i r e r e s t i n g a t f l o o r l e v e l . re f e r e n c e n o t e c a l l o u t re q u i r e d c l e a r s p a c e f o r d i s a b l e d a c c e s s st e e l c o l u m n , s e e s t r u c t u r a l d r a w i n g s f o r m o r e i n f o r m a t i o n pr o p o s e d l o c a t i o n o f 2 x w o o d f r a m e d d e m i s i n g w a l l en t r y l o b b y 10 1 op e n o f f i c e el e c t r i c a l r o o m re c e p t i o n me n ' s r e s t r o o m 10 2 10 4 ro o m n a m e st o r a g e 10 6 10 7 10 8 ma c h i n e r o o m wm n ' s r e s t r o o m 10 5 10 3 va u l t 20 2 ut i l i t y r o o m re s i d e n c e 1 op e n o f f i c e 2 20 4 st a i r 20 6 20 7 30 1 20 5 20 3 ha l l w a y 10 9 20 1 op e n o f f i c e 1 oc c u p a n y s c h e d u l e to t a l o c c u p a n t s oc c u p a n t l o a d / f t to t a l a r e a st a i r en t r y h a l l w a y 11 0 11 1 st a i r 30 4 30 5 30 3 ha l l w a y 30 2 bi c y c l e s t o r a g e re s i d e n c e 2 ro o m # ty p e BBBBBBBBBBBBBBBBBBR- 1 R- 1BBB 69 42 0 17 8 1 25 0 6464 30 4 12 5 36 10 0 f t / o c c u p a n t 3 . 6 o c c u p a n t s 10 0 f t / o c c u p a n t 4 . 2 o c c u p a n t s 10 0 f t / o c c u p a n t 1 7 . 8 o c c u p a n t s 10 0 f t / o c c u p a n t 2 . 5 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 98 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 15 5 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 17 5 4 1 0 0 f t / o c c u p a n t 1 7 . 5 o c c u p a n t s 11 6 2 1 0 0 f t / o c c u p a n t 1 1 . 6 o c c u p a n t s 36 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 23 6 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 52 0 f t / o c c u p a n t 52 0 f t / o c c u p a n t 18 0 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 11 5 0 2 0 0 f t / o c c u p a n t 5 . 7 o c c u p a n t s 13 6 3 2 0 0 f t / o c c u p a n t 6 . 8 o c c u p a n t s 36 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 76 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 18 0 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s to t a l o c c u p a n t l o a d 6 9 o c c u p a n t s wa l l a s s e m b l y n o t e - f i r e b l o c k i n g i s r e q u i r e d a t t h e f o l l o w i n g l o c a t i o n s : a. i n c o n c e a l e d s p a c e s o f s t u d w a l l s a n d p a r t i t i o n s v e r t i c a l l y a t t h e c e i l i n g a n d f l o o r l e v e l s a n d ho r i z o n t a l l y a t i n t e r v a l s n o t e x c e e d i n g 1 0 f e e t b. a t a l l i n t e r c o n n e c t i o n s b e t w e e n c o n c e a l e d v e r t i c a l a n d h o r i z o n t a l s p a c e s ( s o f f i t s , d r o p c e i l i n g s , co v e c e i l i n g s ) c. i n a l l c o n c e a l e d s p a c e s b e t w e e n m a i n s t r i n g e r s a t t h e t o p a n d b o t t o m o f t h e s t a i r r u n d. a t o p e n i n g s a r o u n d v e n t s , p i p e s , d u c t s , c a b l e s a n d w i r e s a t c e i l i n g a n d f l o o r l e v e l 2x w o o d f r a m e d 1 - h r r a t e d c o n s t r u c t i o n , s e e d e t a i l 3 / A 5 . 2 2x w o o d f r a m e d c o n s t r u c t i o n , a t e x t e r i o r w a l l s p r o v i d e m i n . R - 1 9 in s u l a t i o n i n c o n f o r m a n c e w i t h e n e r g y c o m p l i a n c e f o r m s me n ' s r e s t r o o m wm n ' s r e s t r o o m 0. 0 o c c u p a n t s 0. 0 o c c u p a n t s 28 o c c u p a n t s 29 o c c u p a n t s 12 o c c u p a n t s fi r s t f l o o r t o t a l o c c u p a n t l o a d se c o n d f l o o r t o t a l o c c u p a n t l o a d t h i r d f l o o r t o t a l o c c u p a n t l o a d pr o p o s e d s e c o n d f l o o r p l a n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 A2.2second floor plan 18 ' - 1 0 " 9' - 1 0 " 79 ' - 6 " 25'-6 1/2" 55'-2" 48'-6" 79 ' - 6 " 10'-9"10'-0"8'-10 1/2"3'-5 1/2" 5'-4 1/2" 6' - 0 " 11 ' - 4 " 5 1 / 2 " 43 ' - 1 1 " 24 ' - 3 " 7' - 3 1 / 2 " 14 ' - 8 " 2'-10"14'-0 1/2"31'-7 1/2" 22 ' - 8 " 7' - 0 " 31 ' - 0 " 5' - 0 " 6' - 3 1 / 2 " 5' - 5 1 / 2 " 2' - 8 1 / 2 " st a i r 20 7 ha l l w a y 20 4 ut i l i t y r o o m 20 3 op e n o f f i c e 2 20 2 me n ' s 20 5 wo m e n ' s 20 6 op e n o f f i c e 2 20 2 el e v a t o r de c k 5' - 5 1 / 2 " 10 ' - 1 1 " 14 ' - 0 " 10 ' - 3 " 6'-7 1/2" 7'-0" 3' - 0 " 3'- 0 " 3' - 0 " 2'-6" op e n o f f i c e 1 20 1 1' - 0 " 6' - 0 " 3' - 0 " 3' - 0 " 6'-0"3'-0"3'-0" 6'-5"6'-5" 9'-6" 1'-0" 4'-9" 1' - 0 " 17 ' - 0 " 3' - 6 " t y p . 7' - 3 1 / 2 " 13 ' - 9 " 4'-9" 2 2 2 3 ty p . 4 6 ty p . 6 ty p . 8 10 ARC1 - 20 DN 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 9 9 ABCDEFG ABCDEFG maximum egress seperation - 125'-0" to nearest exit access maximum egress seperation - 125'-0" to nearest exit access pl a n n o t e s po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . wa l l t y p e / s y m b o l l e g e n d ex i s t i n g 2 x w o o d f r a m e d c o n s t r u c t i o n , a t e x t e r i o r w a l l s p r o v i d e m i n . R - 1 9 i n s u l a t i o n i n co n f o r m a n c e w i t h e n e r g y c o m p l i a n c e f o r m s #1. s t e e l s t r u c t u r a l c o l u m n , s e e g r i d f o r l o c a t i o n i n f o r m a t i o n . 2. 2 x f r a m e d w a l l , s e e w a l l l e g e n d f o r a d d i t i o n a l i n f o r m a t i o n . 3. A D A c o m p l i a n t r e s t r o o m , t y p i c a l . p r o v i d e a l l r e q u i r e d c l e a r a n c e s a s n e c e s s a r y . p e r C P C 42 2 . 2 e x c e p t i o n 3 , a s i n g l e t o i l e t f a c i l i t y i s a l l o w e d f o r a n o c c u p a n c y l o a d o f 5 0 o r l e s s . 4. c a n t o n e l e v a t o r i n c . - " t r a d e s m a n " u n i t # T 2 5 0 2 H h o l e - l e s s h y d r a u l i c e l e v a t o r . 5. e x i s t i n g f i r e r i s e r l o c a t i o n . 6. w i n d o w , p r o v i d e t e m p e r e d g l a z i n g i n a l l r e q u i r e d l o c a t i o n s . 7. s t o r e f r o n t , p r o v i d e t e m p e r e d g l a z i n g i n a l l r e q u i r e d l o c a t i o n s . 8. d o o r , p r o v i d e f i r e r a t i n g i n a l l r e q u i r e d l o c a t i o n s . 9. e g r e s s s t a i r w a y , p r o v i d e h a n d r a i l / g u a r d r a i l i n a l l r e q u i r e d l o c a t i o n s . 10 . m e t a l a w n i n g b e l o w . 11 . m a i n s w i t c h g e a r . 12 . w a l l m o u n t e d l o n g t e r m b i c y c l e s t o r a g e l o c a t e d a t r e s i d e n t i a l f l o o r a s s h o w n . b i c y c l e s s h a l l be p a r k e d v e r t i c a l l y w i t h a t l e a s t t h e r e a r t i r e r e s t i n g a t f l o o r l e v e l . re f e r e n c e n o t e c a l l o u t re q u i r e d c l e a r s p a c e f o r d i s a b l e d a c c e s s st e e l c o l u m n , s e e s t r u c t u r a l d r a w i n g s f o r m o r e i n f o r m a t i o n pr o p o s e d l o c a t i o n o f 2 x w o o d f r a m e d d e m i s i n g w a l l en t r y l o b b y 10 1 op e n o f f i c e el e c t r i c a l r o o m re c e p t i o n me n ' s r e s t r o o m 10 2 10 4 ro o m n a m e st o r a g e 10 6 10 7 10 8 ma c h i n e r o o m wm n ' s r e s t r o o m 10 5 10 3 va u l t 20 2 ut i l i t y r o o m re s i d e n c e 1 op e n o f f i c e 2 20 4 st a i r 20 6 20 7 30 1 20 5 20 3 ha l l w a y 10 9 20 1 op e n o f f i c e 1 oc c u p a n y s c h e d u l e to t a l o c c u p a n t s oc c u p a n t l o a d / f t to t a l a r e a st a i r en t r y h a l l w a y 11 0 11 1 st a i r 30 4 30 5 30 3 ha l l w a y 30 2 bi c y c l e s t o r a g e re s i d e n c e 2 ro o m # ty p e BBBBBBBBBBBBBBBBBBR- 1 R- 1BBB 69 42 0 17 8 1 25 0 6464 30 4 12 5 36 10 0 f t / o c c u p a n t 3 . 6 o c c u p a n t s 10 0 f t / o c c u p a n t 4 . 2 o c c u p a n t s 10 0 f t / o c c u p a n t 1 7 . 8 o c c u p a n t s 10 0 f t / o c c u p a n t 2 . 5 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 98 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 15 5 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 17 5 4 1 0 0 f t / o c c u p a n t 1 7 . 5 o c c u p a n t s 11 6 2 1 0 0 f t / o c c u p a n t 1 1 . 6 o c c u p a n t s 36 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 23 6 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 52 0 f t / o c c u p a n t 52 0 f t / o c c u p a n t 18 0 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 11 5 0 2 0 0 f t / o c c u p a n t 5 . 7 o c c u p a n t s 13 6 3 2 0 0 f t / o c c u p a n t 6 . 8 o c c u p a n t s 36 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 76 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s 18 0 0 f t / o c c u p a n t 0 . 0 o c c u p a n t s to t a l o c c u p a n t l o a d 6 9 o c c u p a n t s wa l l a s s e m b l y n o t e - f i r e b l o c k i n g i s r e q u i r e d a t t h e f o l l o w i n g l o c a t i o n s : a. i n c o n c e a l e d s p a c e s o f s t u d w a l l s a n d p a r t i t i o n s v e r t i c a l l y a t t h e c e i l i n g a n d f l o o r l e v e l s a n d ho r i z o n t a l l y a t i n t e r v a l s n o t e x c e e d i n g 1 0 f e e t b. a t a l l i n t e r c o n n e c t i o n s b e t w e e n c o n c e a l e d v e r t i c a l a n d h o r i z o n t a l s p a c e s ( s o f f i t s , d r o p c e i l i n g s , co v e c e i l i n g s ) c. i n a l l c o n c e a l e d s p a c e s b e t w e e n m a i n s t r i n g e r s a t t h e t o p a n d b o t t o m o f t h e s t a i r r u n d. a t o p e n i n g s a r o u n d v e n t s , p i p e s , d u c t s , c a b l e s a n d w i r e s a t c e i l i n g a n d f l o o r l e v e l 2x w o o d f r a m e d 1 - h r r a t e d c o n s t r u c t i o n , s e e d e t a i l 3 / A 5 . 2 2x w o o d f r a m e d c o n s t r u c t i o n , a t e x t e r i o r w a l l s p r o v i d e m i n . R - 1 9 in s u l a t i o n i n c o n f o r m a n c e w i t h e n e r g y c o m p l i a n c e f o r m s me n ' s r e s t r o o m wm n ' s r e s t r o o m 0. 0 o c c u p a n t s 0. 0 o c c u p a n t s 28 o c c u p a n t s 29 o c c u p a n t s 12 o c c u p a n t s fi r s t f l o o r t o t a l o c c u p a n t l o a d se c o n d f l o o r t o t a l o c c u p a n t l o a d t h i r d f l o o r t o t a l o c c u p a n t l o a d pr o p o s e d t h i r d f l o o r p l a n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 A2.3third floor plan 18 ' - 1 0 " 79 ' - 6 " 25'-6 1/2" 55'-2" 48'-6" 79 ' - 6 " 10'-9"10'-0"8'-10 1/2"3'-5 1/2" 5'-4 1/2" 11 ' - 4 " 5 1 / 2 " 43 ' - 1 1 " 24 ' - 3 " 7' - 3 1 / 2 " 14 ' - 8 " 2'-10"14'-0 1/2"31'-7 1/2" 22 ' - 8 " 7' - 0 " 31 ' - 0 " 5' - 0 " 6' - 3 1 / 2 " 5' - 5 1 / 2 " 2' - 8 1 / 2 " st a i r 30 5 ha l l w a y 30 4 bi c y c l e s t o r a g e 30 3 re s i d e n c e 1 30 1 el e v a t o r de c k 5' - 5 1 / 2 " 10 ' - 1 1 " 14 ' - 0 " 10 ' - 3 " 7'-0" 5' - 1 1 1 / 2 " 2'-6" re s i d e n c e 2 30 2 1' - 0 " 10'-0 1/2" 6'-8" 7'-6" 1'-0" 4'-9" 1' - 0 " 17 ' - 0 " 3' - 6 " t y p . 7' - 3 1 / 2 " 13 ' - 9 " 4'-9" de c k de c k 9' - 1 1 " 8'-3"6'-7 1/2" 2'-0" 1' - 5 1 / 2 " 2 2 4 6 ty p . 8 10 6 ty p . 8 be d r o o m 1 15 4 s q . f t . be d r o o m 2 16 2 s q . f t . be d r o o m 1 16 0 s q . f t . be d r o o m 2 19 5 s q . f t . ARC1 - 21 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 ABCDEFG ABCDEFG 9 9 ro o f p l a n n o t e s #1. ' v e r s i w e l d ' s i n g l e m e m b r a n e c l a s s " A " t p o r oo f o / p l y w o o d s h e a t h i n g , s l o p e d 1 / 4 " : 1 ' - 0 " a s sh o w n 2. m e c h a n i c a l u n i t s . 3. r o o f d r a i n & o v e r f l o w d r a i n . d r a i n s t o c o n n e c t t o s e p a r a t e 4 " d i a m e t e r l e a d e r s d o w n t o s i t e dr a i n a g e c o n n e c t i o n s . i n l e t s s h a l l b e e q u i p p e d w i t h a l e a f s t r a i n e r t o p r o h i b i t d e b r i s f r o m en t e r i n g t h e d o w n s p o u t . o v e r f l o w s y s t e m s h a l l h a v e i n l e t s l o c a t e d 2 " a b o v e t h e r o o f l o w po i n t s . 4. f a s c i a t o r e m a i n c o n s t a n t ( l e v e l ) a r o u n d e n t i r e r o o f 5. l i n e o f w a l l b e l o w re f e r e n c e n o t e c a l l o u t po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . pr o p o s e d r o o f p l a n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 A2.4roof plan 2 3 3 4 4 11 11 5 5 1slope 1/4" : 1'-0"slope 1/4" : 1'-0" sl o p e 1 / 4 " : 1 ' - 0 " sl o p e 1 / 4 " : 1 ' - 0 " sl o p e 1 / 4 " : 1 ' - 0 " ARC1 - 22 po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . el e v a t i o n n o t e s re f e r e n c e n o t e c a l l o u t #1. s m o o t h c e m e n t p l a s t e r . s e e s c h e d u l e b e l o w f o r c o l o r . 2. h o r i z o n t a l s o l i d w o o d s i d i n g , s e e s c h e d u l e b e l o w f o r f i n i s h . 3. a l u m i n u m w i n d o w s , t e m p e r e d g l a z i n g w h e r e r e q u i r e d . 4. s t o r e f r o n t s y s t e m , t e m p e r e d g l a z i n g w h e r e r e q u i r e d . 5. s t e e l a w n i n g , s e e s c h e d u l e b e l o w f o r c o l o r . 6. e x t e r i o r l i g h t i n g s h a l l b e n i g h t - s k y c o m p l i a n t . 7. w a l l e l e m e n t w i t h n a t u r a l s t o n e c l a d d i n g . 8. a d d r e s s n u m b e r s m o u n t e d o n w a l l . a d d r e s s n u m b e r s s h a l l b e 4 " t a l l m i n . w i t h a m i n . 1 / 2 " s t r o k e w i d t h , co n t r a s t i n g c o l o r t o b a c k g r o u n d . 9. s t e e l r a i l i n g / g u a r d r a i l t o 4 2 " a b o v e s u r f a c e o f d e c k . 10 . a l u m i n u m e x t e r i o r m u l t i - p a n e l s l i d e r . 11 . m o n u m e n t s i g n . 12 . a l u m i n u m s e c t i o n a l g a r a g e d o o r . 13 . s t e e l s l a b a c c e s s d o o r , c o l o r t o m a t c h a d j a c e n t w a l l c o l o r 14 . n i g h t s k y c o m p l i a n t e x t e r i o r l i g h t i n g . co l o r l e g e n d bo d y c o l o r : em i l y a n n t a n - k e l l y m o o r e K M 5 7 9 4 A bo d y c o l o r : e a g l e s m e a d o w - k e l l y m o o r e K M 5 7 7 9 B ac c e n t c o l o r : co p p e r c r e e k - k e l l y m o o r e K M A 5 3 C ra i l i n g / f a s c i a a c c e n t c o l o r : z i n c d u s t - k e l l y m o o r e K M 4 9 0 3 D wo o d s i d i n g : 1 x 6 c e d a r t + g w / c l e a r e x t e r i o r g r a d e f i n i s h EF fe n c e / l a n d s c a p e w a l l : ma i d e n s t o n e - b l a c k c o n t e b a s a l t " b u r n i s h e d " A 1 4 G fe n e s t r a t i o n : a n o d i z e d a l u m i n u m t o m a t c h z i n c d u s t - k e l l y m o o r e K M 4 9 0 3 si g n a g e l e g e n d A1B mu l t i - t e n a n t o p t i o n 1 : 10 ' - 0 " w i d e x 8 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 80 s q f t mu l t i - t e n a n t o p t i o n 2 : 2'- 0 " w i d e x 1 2 ' - 0 " t a l l p r o j e c t i n g s i g n a g e 24 s q f t di r e c t o r y s i g n a g e : 2' - 0 " w i d e x 6 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 12 s q f t DE wa l l s i g n a g e : 1 2 ' - 0 " w i d e x 4 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 4 8 s q f t F C mo n u m e n t s i g n a g e : 4' - 0 " w i d e x 3 ' - 0 " t a l l s i g n a g e ( 1 o f 2 ) 12 s q f t p e r s i g n A2 wa l l s i g n a g e : 2'- 0 " w i d e x 4 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 8 s q f t wa l l s i g n a g e : 12 ' - 0 " w i d e x 2 ' - 0 " t a ll w a l l m o u n t e d s i gn a g e 2 4 s q f t f. f . @ s e c o n d f l o o r (1 2 ' - 6 " ) f. f . @ t h i r d f l o o r (2 5 ' - 0 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (5 0 ' - 0 " ) to p o f r o o f (3 9 ' - 6 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' f. f . @ s e c o n d f l o o r (1 2 ' - 6 " ) f. f . @ t h i r d f l o o r (2 5 ' - 0 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (5 0 ' - 0 " ) to p o f r o o f (3 9 ' - 6 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' pr o p o s e d e a s t e l e v a t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 pr o p o s e d w e s t e l e v a t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 A3.1elevations 9 A 1 B 14 1 A 3 G 10 G 2 E 9 D 8 7 F 2 E 5 D 13 B 13 B 7 F 1 A 3 G 9 D 1 B 1 B 2 E 1 B E A2 F 4 G 1 B 11 F 11 F 14 1 A ARC1 - 23 f. f . @ s e c o n d f l o o r (1 2 ' - 6 " ) f. f . @ t h i r d f l o o r (2 5 ' - 0 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (5 0 ' - 0 " ) to p o f r o o f (3 9 ' - 6 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' f. f . @ s e c o n d f l o o r (1 2 ' - 6 " ) f. f . @ t h i r d f l o o r (2 5 ' - 0 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (5 0 ' - 0 " ) to p o f r o o f (3 9 ' - 6 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . el e v a t i o n n o t e s re f e r e n c e n o t e c a l l o u t #1. s m o o t h c e m e n t p l a s t e r . s e e s c h e d u l e b e l o w f o r c o l o r . 2. h o r i z o n t a l s o l i d w o o d s i d i n g , s e e s c h e d u l e b e l o w f o r f i n i s h . 3. a l u m i n u m w i n d o w s , t e m p e r e d g l a z i n g w h e r e r e q u i r e d . 4. s t o r e f r o n t s y s t e m , t e m p e r e d g l a z i n g w h e r e r e q u i r e d . 5. s t e e l a w n i n g , s e e s c h e d u l e b e l o w f o r c o l o r . 6. e x t e r i o r l i g h t i n g s h a l l b e n i g h t - s k y c o m p l i a n t . 7. w a l l e l e m e n t w i t h n a t u r a l s t o n e c l a d d i n g . 8. a d d r e s s n u m b e r s m o u n t e d o n w a l l . a d d r e s s n u m b e r s s h a l l b e 4 " t a l l m i n . w i t h a m i n . 1 / 2 " s t r o k e w i d t h , co n t r a s t i n g c o l o r t o b a c k g r o u n d . 9. s t e e l r a i l i n g / g u a r d r a i l t o 4 2 " a b o v e s u r f a c e o f d e c k . 10 . a l u m i n u m e x t e r i o r m u l t i - p a n e l s l i d e r . 11 . m o n u m e n t s i g n . 12 . a l u m i n u m s e c t i o n a l g a r a g e d o o r . 13 . s t e e l s l a b a c c e s s d o o r , c o l o r t o m a t c h a d j a c e n t w a l l c o l o r 14 . n i g h t s k y c o m p l i a n t e x t e r i o r l i g h t i n g . co l o r l e g e n d bo d y c o l o r : em i l y a n n t a n - k e l l y m o o r e K M 5 7 9 4 A bo d y c o l o r : e a g l e s m e a d o w - k e l l y m o o r e K M 5 7 7 9 B ac c e n t c o l o r : co p p e r c r e e k - k e l l y m o o r e K M A 5 3 C ra i l i n g / f a s c i a a c c e n t c o l o r : z i n c d u s t - k e l l y m o o r e K M 4 9 0 3 D wo o d s i d i n g : 1 x 6 c e d a r t + g w / c l e a r e x t e r i o r g r a d e f i n i s h EF fe n c e / l a n d s c a p e w a l l : ma i d e n s t o n e - b l a c k c o n t e b a s a l t " b u r n i s h e d " A 1 4 G fe n e s t r a t i o n : a n o d i z e d a l u m i n u m t o m a t c h z i n c d u s t - k e l l y m o o r e K M 4 9 0 3 si g n a g e l e g e n d A1B mu l t i - t e n a n t o p t i o n 1 : 10 ' - 0 " w i d e x 8 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 80 s q f t mu l t i - t e n a n t o p t i o n 2 : 2'- 0 " w i d e x 1 2 ' - 0 " t a l l p r o j e c t i n g s i g n a g e 24 s q f t di r e c t o r y s i g n a g e : 2' - 0 " w i d e x 6 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 12 s q f t DE wa l l s i g n a g e : 1 2 ' - 0 " w i d e x 4 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 4 8 s q f t F C mo n u m e n t s i g n a g e : 4' - 0 " w i d e x 3 ' - 0 " t a l l s i g n a g e ( 1 o f 2 ) 12 s q f t p e r s i g n A2 wa l l s i g n a g e : 2'- 0 " w i d e x 4 ' - 0 " t a l l w a l l m o u n t e d s i g n a g e 8 s q f t wa l l s i g n a g e : 12 ' - 0 " w i d e x 2 ' - 0 " t a ll w a l l m o u n t e d s i gn a g e 2 4 s q f t pr o p o s e d n o r t h e l e v a t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 pr o p o s e d s o u t h e l e v a t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 A3.2elevations 1 B 1 B 1 A 3 G 10 G 3 G 9 D 12 2 E 2 E 1 B 7 F 1 A 3 G 10 G 9 D 1 B 1 B 5 D 1 A 5 D 1 C 4 G 3 G 4 G 2 E 1 B D 8 A1 A2 B C 14 D ARC1 - 24 f. f . @ s e c o n d f l o o r (1 2 ' - 6 " ) f. f . @ t h i r d f l o o r (2 5 ' - 0 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (5 0 ' - 0 " ) to p o f r o o f (3 9 ' - 6 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' winter sun october - may summer sun may - october s u m m e r s u n winter sun de c i d u o u s p l a n t i n g pr o v i d e s s u m m e r s h a d i n g f. f . @ s e c o n d f l o o r (1 2 ' - 6 " ) f. f . @ t h i r d f l o o r (2 5 ' - 0 " ) 50 ' - 0 " a b o v e a v e r a g e n a t u r a l g r a d e (5 0 ' - 0 " ) to p o f r o o f (3 9 ' - 6 " ) f. f . @ f i r s t f l o o r (0 ' - 0 " ) 2 2 4 . 9 ' A. N . G . (- 1 6 3 / 4 " ) 2 2 3 . 5 ' wa r m a i r cr o s s v e n t i l a t i o n w i n te r s u n o ct o b e r - m a y summer sun may - october summer sun winter sun cr o s s v e n t i l a t i o n thermal mass wall structure se c t i o n n o t e s re f e r e n c e n o t e c a l l o u t #1. s m o o t h p l a s t e r f i n i s h o r h o r i z o n t a l s o l i d w o o d s i d i n g o n e x t e r i o r w a l l s u r f a c e s . s e e e l e v a t i o n s f o r l o c a t i o n s o f ma t e r i a l c h a n g e . 2. 2 x f r a m i n g i n a l l w a l l l o c a t i o n s . 3. r a t e d d o o r s w h e r e r e q u i r e d . 4. i n s u l a t i o n a t a l l e x t e r i o r w a l l s a n d c e i l i n g s . 5. s i n g l e m e m b r a n e r o o f i n g . 6. a l u m i n u m w i n d o w s , t e m p e r e d g l a z i n g w h e r e r e q u i r e d . 7. 1 - h r r a t e d c o n s t r u c t i o n r e q u i r e d i n a r e a s s h o w n h a t c h e d . 8. w a l l e l e m e n t w i t h n a t u r a l s t o n e c l a d d i n g . 9. s t e e l r a i l i n g / g u a r d r a i l t o 4 2 " a b o v e s u r f a c e o f d e c k . 10 . e g r e s s s t a i r s . 7 " r i s e r x 1 1 " t r e a d . p r o v i d e g u a r d r a i l / h a n d r a i l w h e r e r e q u i r e d . 11 . s t e e l a w n i n g . 12 . p r o p o s e d l o c a t i o n s o f m e c h a n i c a l u n i t s po b o x 1 8 1 0 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 7 0 4 . 0 5 3 5 br y a n r i d l e y . a r c h i t e c t br a c k e t [ a o ] RE V I E W S E T RE V I E W S E T po b o x 3 9 1 sa n l u i s o b i s p o . c a 9 3 4 0 6 80 5 . 5 4 2 . 0 0 3 3 li c 9 4 8 0 1 2 st a l w o r k , i n c . A4.1building section pr o p o s e d t r a n s v e r s e b u i l d i n g s e c t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 pr o p o s e d b u i l d i n g s e c t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 01 2 4 5 1247 5 124 69 3 8 11 possible location of suite separation wall re s i d e n t i a l u n i t s co m m e r c i a l s u i t e s co m m e r c i a l s u i t e s st a i r w e l l re s i d e n t i a l u n i t s co m m e r c i a l s u i t e s co m m e r c i a l s u i t e s re s t r o o m re s t r o o m va u l t pa r k i n g l o t ma r s h s t r e e t 10 911 12 ARC1 - 25 Sa n t a R o s a + M a r s h B u i l d i n g , S c h e m a t i c D e s i g n 11 3 5 S a n t a R o s a , S a n L u i s O b i s p o 15 . 0 1 2 6 co r n e r o f s a n t a r o s a + m a r s h ARC1 - 26 Sa n t a R o s a + M a r s h B u i l d i n g , S c h e m a t i c D e s i g n 11 3 5 S a n t a R o s a , S a n L u i s O b i s p o 15 . 0 1 2 6 ma r s h e l e v a t i o n ARC1 - 27 Sa n t a R o s a + M a r s h B u i l d i n g , S c h e m a t i c D e s i g n 11 3 5 S a n t a R o s a , S a n L u i s O b i s p o 15 . 0 1 2 6 so u t h c o r n e r ARC1 - 28 Sa n t a R o s a + M a r s h B u i l d i n g , S c h e m a t i c D e s i g n 11 3 5 S a n t a R o s a , S a n L u i s O b i s p o 15 . 0 1 2 6 we s t e l e v a t i o n ARC1 - 29 Sa n t a R o s a + M a r s h B u i l d i n g , S c h e m a t i c D e s i g n 11 3 5 S a n t a R o s a , S a n L u i s O b i s p o 15 . 0 1 2 6 we s t c o r n e r ARC1 - 30 Sa n t a R o s a + M a r s h B u i l d i n g , S c h e m a t i c D e s i g n 11 3 5 S a n t a R o s a , S a n L u i s O b i s p o 15 . 0 1 2 6 en t r y e l e v a t i o n ARC1 - 31 Sa n t a R o s a + M a r s h B u i l d i n g , S c h e m a t i c D e s i g n 11 3 5 S a n t a R o s a , S a n L u i s O b i s p o 15 . 0 1 2 6 sa n t a r o s a e l e v a t i o n ARC1 - 32  ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: &RQWLQXHGUHYLHZRIVLQJOHIDPLO\KRPHGHVLJQVDQGDSSURYDORIFRQFHSWGHVLJQV IRUIXWXUHKRPHVZLWKDQDSSURYHGDGGHQGXPRIHQYLURQPHQWDOLPSDFW  PROJECT ADDRESS:&DOOH0DOYDBY:5DFKHO&RKHQ$VVRFLDWH3ODQQHU 3KRQH1XPEHU   HPDLOUFRKHQ#VORFLW\RUJ  FILE NUMBER:$5&+FROM:3KLO'XQVPRUH6HQLRU3ODQQHU  RECOMMENDATION $GRSWWKH'UDIW5HVROXWLRQ $WWDFKPHQW ZKLFKDSSURYHVWKHSURMHFWEDVHGRQILQGLQJVDQG VXEMHFWWRFRQGLWLRQV  SITE DATA Applicant Margarita Ranch SLO, LLC. Representative Pults and Associates, AIA & Associates Resubmittal Date 3/19/2015 Complete Date 4/2/2015 Zoning R-1, R-2 & R-2--PD, R-3, and C/OS & C/OS-PD, (all with the Specific Plan overlay) General Plan Low-Density Residential, Medium-Density Residential, and Medium-High Density Residential, & Conservation Open Space Site Area 99 acres Environmental Status Approved Addendum to the Margarita Area Specific Plan (MASP) EIR and subsequent tiered Mitigated Negative Declaration. SUMMARY  7KHDSSOLFDQWLVSURSRVLQJGLIIHUHQW VLQJOHIDPLO\WUDFWKRPHGHVLJQVIRUWKH 7RVFDQRKRXVLQJGHYHORSPHQW 7UDFW  ORFDWHGDW&DOOH0DOYDLQWKH 0DUJDULWD$UHD6SHFLILF3ODQ 0$63 2Q 0DUFKWKH$UFKLWHFWXUDO5HYLHZ &RPPLVVLRQ $5& FRQWLQXHGWKHSURMHFW ZLWKGLUHFWLRQWRWKHDSSOLFDQWIRUSURMHFW UHYLVLRQV6WDIIKDVUHYLHZHGWKH DSSOLFDQW¶VUHVXEPLWWDODQGILQGVWKH UHYLVLRQVFRQVLVWHQWZLWK$5&GLUHFWLRQ WKH0$63DQGWKH&RPPXQLW\'HVLJQ *XLGHOLQHV Meeting Date: 0D\ Item Number:  ARC2 - 1 PJD $5&+ &DOOH0DOYD  3DJH  1.0COMMISSION’S PURVIEW 7KH$5&¶VUROHLVWRUHYLHZWKHDSSOLFDQW¶VUHGHVLJQDVGLUHFWHGE\WKH$5&DWWKH0DUFK KHDULQJLQWHUPVRILWVFRQVLVWHQF\ZLWK$5&GLUHFWLRQWKH0DUJDULWD$UHD6SHFLILF3ODQ 0$63  &RPPXQLW\'HVLJQ*XLGHOLQHV &'* DQGDSSOLFDEOH&LW\VWDQGDUGV 2.0PROJECT INFORMATION 7KHDSSOLFDQWKDVSURYLGHGPRGLILFDWLRQVWRXQLWGHVLJQVUHYLHZHGE\WKH$5&RQ0DUFK 7KHSUHYLRXV$5&VWDIIUHSRUWDQGPLQXWHVDUHSURYLGHGDV$WWDFKPHQWIRUUHIHUHQFH%HORZ 7DEOHVKRZVWKHWRWDOQXPEHURIXQLWVSURSRVHGDVSDUWRIWKLVDSSOLFDWLRQ Table 1: Number of unitsproposed Zone# of units 5 5 53' Total118 7KHUHVXEPLWWHGSODQVLQFOXGHDWRWDORIXQLWW\SHV ZLWKYDULDWLRQV IRUWKH563563DQG 5633']RQHGORWV7KHRULJLQDOVXEPLWWDOLQFOXGHGXQLWW\SHV7KHVHXQLWW\SHVWKHLU ORFDWLRQDQGTXDQWLW\DUHOLVWHGLQ7DEOHEHORZ Table 2: Unit type, location and quantity Unit Type (Plan #)Zone1 # of units per each design 53' 53' 5553' 553' 5 53' 53' 5553' 53' 563 53' 5553' 53' 5 553' 553' 53' 7KH]RQLQJIRUHDFKORWDOVRLQFOXGHV³63´LQUHIHUHQFH WRWKH0$637KLVQRWDWLRQKDVEHHQUHPRYHGWR VLPSOLI\WKH]RQLQJGHVFULSWLRQ ARC2 - 2 $5&+ &DOOH0DOYD  3DJH  3.0PROJECT ANALYSIS :KHQWKH$5&SUHYLRXVO\GLVFXVVHGWKHSURMHFWRQ0DUFKWKH&RPPLVVLRQSURYLGHG GLUHFWLRQWRWKHDSSOLFDQWWRHQKDQFHWKHTXDOLW\RIWKHGHVLJQVDQGIXUWKHUWKHSURMHFWVFRQVLVWHQF\ ZLWKWKH0$637KHDSSOLFDQWDQGVWDII¶VUHVSRQVHVWR$5&GLUHFWLRQDUHKLJKOLJKWHGLQWKH IROORZLQJSDUDJUDSKV  3.1Commission Direction #1: 5HFHVVWKHJDUDJHIURPWKHIURQWHQWUDQFHZKHUHSRVVLEOHRU FUHDWHPRUHRIDIURQWHQWU\IHDWXUHWKDWFDQEHVHHQIURPWKHVWUHHW  Staff Response: 7KHDSSOLFDQWKDVUHVXEPLWWHGSODQVWKDWUHFRQILJXUHWKHPDMRULW\RIWKHVLWHVWRDFFRPPRGDWH UHFHVVHGJDUDJHV$GGLWLRQDOO\WKHORFDWLRQRIWKHIHQFLQJDQGRULHQWDWLRQRIWKHXQLWVKDYHEHHQ PRGLILHGWRDOORZPRUHYLVLELOLW\WRWKHIURQWHQWUDQFH VHH)LJXUH 6WDIIZLOOKLJKOLJKWVLWH SODQFKDQJHVLQWKH$5&SUHVHQWDWLRQ(DFKXQLWW\SHDOVRLQFOXGHVDSRUFKIHDWXUH 3URMHFW 3ODQV6KHHWV$±$     Figure 1:Example of the change in thehouse orientation towards the public street. Top: original submittal, Bottom: currentsubmittal   ARC2 - 3 $5&+ &DOOH0DOYD  3DJH  $OWKRXJKWKHGHVLJQVUHFHVVWKHJDUDJHIURPWKHIURQWRIWKHKRXVHQRWDOOIURQWHQWUDQFHVRU IURQWHQWU\IHDWXUHVDUHORFDWHGDWWKHIURQWRIWKHKRXVHRUDUHHDVLO\VHHQIURPWKHVWUHHWDV GLUHFWHGE\WKH$5&7KH0$63VWDWHV³Covered or enclosed parking in the front of the lot shall be recessed five feet from the front of the house.Porches or verandas overlooking the public street shall be included, to provide architectural interest, a transition from public to private indoor space, and opportunities for neighbor interaction´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ommission Direction #2: 8VHVPRRWKILQLVKHGVWXFFRRQDOOEXLOGLQJH[WHULRUV  Staff Response:$VGLUHFWHGE\WKH$5&WKHDSSOLFDQWKDVLQGLFDWHGWKDWWKH\ZLOOEHXVLQJ VPRRWKILQLVKVWXFFRRQDOOEXLOGLQJH[WHULRUV&RQGLWLRQVWDWHVWKDWWKHDSSOLFDQWVKDOOQRWH WKHXVHRIVPRRWKILQLVKVWXFFRRQWKHEXLOGLQJSODQV 3.3Commission Direction #3: 5HGXFHWKHKHLJKWRIWKHWUDVKHQFORVXUHDQGDGGODQGVFDSLQJWR UHGXFHDQGVRIWHQWKHDSSHDUDQFHRIWKHZDOOVRQWKHSXEOLFVWUHHW  Staff Response:7KHDSSOLFDQWKDVPRGLILHGWKHSODQVUHPRYHGDOOWUDVKHQFORVXUHZDOOVIURP DOODSSOLFDEOHKRPHGHVLJQVDQGSODFHGDOOWUDVKUHFHSWDFOHVLQWKHVLGH\DUGEHKLQGIHQFLQJ 3URMHFW3ODQV6KHHWV/±/   3.4Commission Direction #4: ,QVWDOODKLJKHUTXDOLW\ZRRGIHQFHWKDWLQFRUSRUDWHVPHWDOSRVWV LQRUGHUWRSURYLGHDORQJHUODVWLQJGXUDEOHIHQFHVWUXFWXUH Staff Response:7KHDSSOLFDQWKDVVWDWHGWKDWWKH\LQWHQGWRLQFOXGHPHWDOSRVWVDVSDUWRIWKH ZRRGIHQFHFRQVWUXFWLRQDQGGHVLJQ&RQGLWLRQVWDWHVWKDWWKHDSSOLFDQWVKDOOLQGLFDWHRQ EXLOGLQJSODQVWKHXVHRIPHWDOSRVWVDVSDUWRIWKHIHQFHGHVLJQWRWKHVDWLVIDFWLRQRIWKH &RPPXQLW\'HYHORSPHQW'LUHFWRU 3.5Commission Direction #5: /RWVDQGORWVDUHWRIROORZWKHGHYHORSPHQW VWDQGDUGVRIWKH563]RQHZLWKLQWKH0$637KH$5&PD\DOORZH[FHSWLRQVRQDYHU\ OLPLWHGEDVLVZLWKMXVWLILFDWLRQDVWRZK\WKHVLWHUHTXLUHVDQH[FHSWLRQ Staff Response:7KHDSSOLFDQWKDVSURYLGHG6KHHWV&±&RIWKHSURMHFWSODQVWRLOOXVWUDWH ZK\ORWVDQGZLWKLQWKH563]RQHDUHXQDEOHWRDFFRPPRGDWHSDUNLQJEHKLQGWKH ARC2 - 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5 $5&+ &DOOH0DOYD  3DJH  5.0 ALTERNATIVES & RECOMMENDATION  &RQWLQXHWKHSURMHFWZLWKGLUHFWLRQWRWKHDSSOLFDQWDQGVWDIIRQSHUWLQHQWLVVXHV  'HQ\WKHSURMHFWEDVHGRQILQGLQJVRILQFRQVLVWHQF\ZLWKWKH0DUJDULWD$UHD6SHFLILF3ODQ DQG&RPPXQLW\'HVLJQ*XLGHOLQHV  6.0 ATTACHMENTS 9LFLQLW\0DS 'UDIW5HVROXWLRQ 3URMHFW3ODQ6KHHWV7/ $5&6WDII5HSRUW 0LQXWHV Included in Commissionmember portfolio:3URMHFWSODQV      ARC2 - 6 C/OS-40 C/OS-100 R-1 R-2 R-1R-1-SP R-2-SP R-1 R-1-SP R-1-PD R-1 R-1 R-3-SP C/OS-40-SP R-1 R-1-PD R-1 C/OS-40-SP R-1 R-1 R-1 R-2-SP R-2-SPR-1 C/OS-30 R-1 R-2-S R-2-SP-PD R-3-SP R-1-SP R-2-SP R-2-SP-PD C/OS-SP R-1-SP R-1-SP R-1-SP R-3-SP R-1-SP R-2-SP R-2-SP R-2-SP R-1-SP R-1-SP C/OS-5 C/OS-SP R-2-SP-PD R-2-PD R-2-SP R-2-SP C/OS-SP-PD R-1 C/OS-SP-PD R-2-SPC/OS-SP C/OS-SP R-1-SP C/OS-SP C/OS-SP C/OS-SP LAWRENCE MARGARI T A MITCHELL SI S Q U O C BL U E R O C K ME A D O W STONERIDGE MA S O N CALLE LUPITA CA L L E J A Z M I N ES T E L I T A LA W T O N CI M A GA I L TE N B R O O K OJAI LI R I O LA D E R A MITCHELL VICINITY MAP File No. 0592-2014 3000 CALLE MALVA ¯ ATTACHMENT 1 ARC2 - 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6 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 7 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 8 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 9 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 1 0 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 1 1 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 1 2 P L A N T PA L E T T E S A N D P H O T O S CA L G R E E N A - 0 C A L G R E E N S H E E T AR C H I T E C T U R A L A - 1 P L A N 13 4 1 - F L O O R P L A N S A - 2 P L A N 13 4 1 - E X T E R I O R E L E V A T I O N S • F R O N T L O A D G A R A G E A - 3 P L A N 13 4 1 - E X T E R I O R E L E V A T I O N S • S I D E L O A D G A R A G E A - 4 N O T U S E D A - 5 N O T U S E D A - 6 P L A N 15 4 6 - F L O O R P L A N S A - 7 P L A N 15 4 6 - E X T E R I O R E L E V A T I O N S • F R O N T L O A D G A R A G E A - 8 P L A N 15 4 6 - E X T E R I O R E L E V A T I O N S • S I D E L O A D G A R A G E A - 9 P L A N 16 6 2 - F L O O R P L A N A - 1 0 P L A N 16 6 2 - E X T E R I O R E L E V A T I O N S A - 1 1 P L A N 16 9 1 - F L O O R P L A N A - 1 2 P L A N 16 9 1 - E X T E R I O R E L E V A T I O N S A - 1 3 P L A N 17 2 6 - F L O O R P L A N A - 1 4 P L A N 17 2 6 - E X T E R I O R E L E V A T I O N S A - 1 5 P L A N 17 4 1 - F L O O R P L A N S A - 1 6 P L A N 17 4 1 - E X T E R I O R E L E V A T I O N S • F R O N T L O A D G A R A G E A - 1 7 P L A N 17 4 1 - E X T E R I O R E L E V A T I O N S • S I D E L O A D G A R A G E A - 1 8 P L A N 18 2 8 - F L O O R P L A N S A - 1 9 P L A N 18 2 8 - E X T E R I O R E L E V A T I O N S • O P T I O N A A - 2 0 P L A N 18 2 8 - E X T E R I O R E L E V A T I O N S • O P T I O N B A - 2 1 P L A N 18 6 2 - F L O O R P L A N A - 2 2 P L A N 18 6 2 - E X T E R I O R E L E V A T I O N S A - 2 3 P L A N 19 2 5 - F L O O R P L A N S A - 2 4 P L A N 19 2 5 - E X T E R I O R E L E V A T I O N S • F R O N T L O A D G A R A G E A - 2 5 P L A N 19 2 5 - E X T E R I O R E L E V A T I O N S • S I D E L O A D G A R A G E A - 2 6 P L A N 19 6 8 - F L O O R P L A N A - 2 7 P L A N 19 6 8 - E X T E R I O R E L E V A T I O N S • F R O N T L O A D G A R A G E A - 2 8 P L A N 19 6 8 - E X T E R I O R E L E V A T I O N S • S I D E L O A D G A R A G E A - 2 9 P L A N 19 8 2 - F L O O R P L A N S A - 3 0 P L A N 19 8 2 - E X T E R I O R E L E V A T I O N S • F R O N T L O A D G A R A G E A - 3 1 P L A N 19 8 2 - E X T E R I O R E L E V A T I O N S • S I D E L O A D G A R A G E A - 3 2 P L A N 20 2 8 - F L O O R P L A N S A - 3 3 P L A N 20 2 8 - E X T E R I O R E L E V A T I O N S A - 3 4 P L A N 21 3 6 - F L O O R P L A N S A - 3 5 P L A N 21 3 6 - E X T E R I O R E L E V A T I O N S A - 3 6 P L A N 21 9 9 - F L O O R P L A N A - 3 7 P L A N 21 9 9 - E X T E R I O R E L E V A T I O N S A - 3 8 P L A N 22 2 7 - F L O O R P L A N S A - 3 9 P L A N 22 2 7 - E X T E R I O R E L E V A T I O N S A - 4 0 P L A N 22 4 5 - F L O O R P L A N S A - 4 1 P L A N 22 4 5 - E X T E R I O R E L E V A T I O N S A - 4 2 P L A N 22 8 1 - F L O O R P L A N S A - 4 3 P L A N 22 8 1 - E X T E R I O R E L E V A T I O N S TO T A L 6 9 S H E E T S DI R E C T O R Y AR C H I T E C T ST E V E N D . P U L T S , A I A & A S S O C I A T E S , L L P 35 9 2 SA C R A M E N T O D R I V E , S U I T E 1 4 0 SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 54 1 - 5 6 0 4 SO I L S E N G I N E E R GE O S O L U T I O N S 22 0 H I G H S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 54 3 - 8 5 3 9 CI V I L E N G I N E E R - G R A D I N G TE T R A T E C H 89 5 A E R O V I S T A P L A C E , S U I T E 2 3 0 SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 54 2 - 9 0 5 2 LA N D S C A P E A R C H I T E C T OA S I S L A N D S C A P E 34 2 7 MI G U E L I T O C O U R T SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 54 1 - 4 5 0 9 SY M B O L S 1 1 A A 1 1 A- 1 A A- 1 DI M E N S I O N A L G R I D L I N E DO O R M A R K RE F E R T O D O O R S C H E D U L E WI N D O W M A R K RE F E R T O W I N D O W S C H E D U L E RE F E R E N C E N O T E WI N D O W A B O V E RE F E R T O W I N D O W S C H E D U L E DE T A I L N U M B E R SH E E T S H O W N O N SE C T I O N SH E E T S H O W N O N GE N E R A L N O T E S 1. T h e G e n e r a l C o n t r a c t o r s h a l l b e r e s pon s i b l e f o r v e r i f yin g a l l e x i s t i n g co n d i t i o n s be f o r e c o m m e n c i n g w i t h a n y w o r k . 2. A l l w o r k s h a l l c o m ply w i t h a l l c u r r e n t c o d e s , o r d i n a n c e s & r e gul a t i o n s of a pp li c a b l e a d m i n i s t r a t i v e a u t h o r i t i e s ; 2 0 1 3 C B C , C R C , C M C , C P C , CE C , C E n C & C a l i f o r n i a G r e e n B u i l d i n g S t a n d a r d s C o d e . 3. T h e 2 0 1 3 B u i l d i n g E n e r gy E f f i c i e n c y S t a n d a r d s f o r r e s i d e n t i a l a n d no n - r e s i d e n t i a l bu i l d i n gs h a v e b e e n r e v i e w e d , a n d t h e b u i l d i n g d e s c r i b e d o n th e s e pages i s i n s u b s t a n t i a l c o n f o r m a n c e . 4. A c e r t i f i c a t e o f c o n s t r u c t i o n c o m pli a n c e b a s e d o n o b s e r v a t i o n o f co n s t r u c t i o n sh a l l b e s u b m i t t e d t o t h e B u i l d i n g D e par t m e n t a n d s h a l l b e si gne d b y t h e C o n t r a c t o r a t t h e t i m e o f f i n a l i n s pec t i o n . 5. R e f e r t o th e G e o t e c h n i c a l r e por t r e c o m m e n d a t i o n b y G e o S o l u t i o n s , I n c . Pr o jec t S L 0 2 2 5 8 - 3 , M a r c h 1 7 , 2 0 1 4 6. T h e b u i l d i n g d e s c r i b e d o n t h e f o l l o w i n g pages i s e qui pp ed w i t h a f i r e spri n k l e r s yst e m . S h o p d r a w i n gs s h a l l b e s u b m i t t e d a n d a pp ro v e d b y t h e Ci t y B u i l d i n g a n d F i r e D e par t m e n t s pri o r t o f a b r i c a t i o n a n d in s t a l l a t i o n o f t h e s yst e m . S yst e m d e s i gn s h a l l m e e t a l l r e qui r e m e n t s o f St a t e Fi r e M a r s h a l l , N F P A , a n d C i t y r e gul a t i o n s . S pri n k l e r s yst e m sh a l l d e pic t d u a l - s i gna l r e m o t e s u per v i s o r y s e r v i c e c a pab i l i t y. P r i v a t e fi r e s e r v i c e m a i n s sh a l l b e r e v i e w e d a n d a pp ro v e d b y t h e F i r e D e par t m e n t pri o r t o in s t a l l a t i o n s , a n d s h a l l b e f i e l d v e r i f i e d b y t h e F i r e C o d e O f f i c i a l pri o r t o is s u a n c e o f a C e r t i f i c a t e o f O c c u pan c y. 7. S t o r m wa t e r m a n a gem e n t s h a l l b e i m ple m e n t e d d u r i n g c o n s t r u c t i o n a n d ad h e r e t o me a s u r e per C A L G r e e n 4 .1 0 6 . 2 8. A m i n i m u m o f 5 0 % o f t h e n o n - h a z a r d o u s c o n s t r u c t i o n o r d e m o l i t i o n d e b r i s sh a l l b e r e c ycl e d a n d / o r s a l v a ged . SI T E EX C E P T I O N S 1. L o t s 6 - 1 8 a n d lo t s 5 8 - 7 1 a r e z o n e d R - 2 . T h e s e l o t s d o n o t h a v e ad e qua t e wi d t h f o r b a c k u p a n d t u r n a r o u n d s pac e t o l o c a t e gar a ges a t t h e b a c k o f t h e h o u s e , a s r e qui r e d i n t h e M A S P . A r e que s t f o r e x c e pti o n t o u s e R - 1 s e t b a c k s t a n d a r d s f o r t h e s e l o t s . 2. R e que s t t o put a t w o s t o r y h o m e o n d e s i gna t e d s i n gle s t o r y l o t s 19 , 5 8 & 5 9 ( C o n d i t i o n 8 5 ) d u e t o s i t e c o n f i gur a t i o n c o n s t r a i n t s . 3. W i t h i n t h e PD z o n e d a r e a , r e que s t t o pro v i d e r e qui r e d par k i n g s pac e in f r o n t o f gar a ges O N L Y o n l o t s t h a t a r e n o t c o n s t r a i n e d b y s i z e o r im pac t e d b y t r a c t d e v e l o ped gra d i n g. ( C o n d i t i o n 8 9 g) ATTACHMENT 3 ARC2 - 12 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f S t e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A l l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 1142 1 T - 2 RE N D E R I N G S D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N TO S C A N O PL A N 1 5 4 6 • F R O N T L O A D G A R A G E PL A N 1 5 4 6 • S I D E L O A D G A R A G E PL A N 1 7 4 1 • F R O N T L O A D G A R A G E PL A N 1 8 2 8 • O P T I O N A ATTACHMENT 3 ARC2 - 13 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f S t e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A l l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 1142 1 C - 1 SI T E P L A N W E S T D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N SI T E P L A N • W E S T 1" = 4 0 ' - 0 " 182 8 20 2 8 1546 1691 1662 1341 1 3 4 1 1741 1741 154 6 228 1 202 8 1 55 4 6 1 7 4 1 2 0 2 8 1741 2 0 2 8 1546 2245 1862 2028 2028 202 8 2245 16 9 1 1741 1982 1982 1691 1925 1925 1925 1741 1741 1546 1546 15 4 6 1546 1 341 1341 13 4 1 19 6 8 21 9 9 17 2 6 1 3 4 1 19 82 1982 166 2 18 6 2 18 62 2 2 8 1 22 81 2028 2028 2 0 28 222 7 2227 22452245 22 4 5 2028 1662 16 62 1662 196 8 19 6 8 21 9 9 21 99 19 68 11996688 1341 18 28 2 136 21 3 6 1 8 28 1828 18 62 2245 1546 1741 1546 1546 1 5 4 6 1741 1546 1341 1982 1925 1546 1546 18 6 2 2245 20 2 8 1982 2245 2028 20 28 1925 22 8 1 2227 16 6 2 198 2 202 8 9 81 1 2 3 4 5 6 78 1011 12 131415 1617 80 81 21 26 28 34 18 19 20 22 23 24 25 27 29 30 31 32 33 35 36 71 84 72 73 74 75 76 77 78 79 37 38 39 40 41 42 10 8 10 9 11 0 11 1 11 2 11 3 11 4 11 6 11 8 11 9 12 1 12 4 12 6 12 0 11 5 11 7 12 2 12 3 12 5 10 0 10 1 10 2 10 3 10 4 97 98 99 10 5 10 6 10 7 82 87 91 13 9 14 0 14 1 14 2 14 3 14 7 16 7 16 8 16 9 16 3 15 3 16 0 16 1 16 2 88 89 90 92 93 94 95 96 14 8 14 9 15 0 15 1 15 2 15 4 15 5 15 6 15 7 15 8 15 9 16 4 16 5 16 6 17 0 17 1 86 83 13 5 13 7 13 6 12 7 12 8 13 8 M AT C H LI NE MATCH LINE MATCH LINE 10'-0" PORCH SETBACK 15'-0" HOUSE SETBACK 20'-0" GARAGE SETBACK 30'-0" GARAG E SETBA C K 30'-0" GARAGE SETBACK 30 ' - 0 " GA R A G E SE T B A C K 40 ' - 0 " GA R A G E SE T B A C K 40 ' - 0 " GA R A G E SE T B A C K 4 0 ' - 0 " GA R A G E S E T B A C K 4 0 ' - 0 " G A R A G E S E T B A C K 3 0 ' - 0 " G A R A G E S E T B A C K 30 ' - 0 " GA R A G E SE T B A C K 15 ' - 0 " GA R A G E SE T B A C K 20 ' - 0 " GA R A G E SE T B A C K 10'-0" HOUSE SETBAC K 10 ' - 0 " HO U S E SE T B A C K 30'-0" GARAGE SETBACK 30'-0" GARAGE SETBACK 15 ' - 0 " GA R A G E SE T B A C K 4 0 ' - 0 " G A R A G E S E T B A C K 10'-0" HOUSE SETBACK 20 ' - 0 " HO U S E SE T B A C K 20'-0" HOUSE SETBACK CALLE MALVA CALAVERAS WAY 10 ' - 0 " HO U S E SE T B A C K ATTACHMENT 3 ARC2 - 14 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f S t e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A l l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 1142 1 C - 2 SI T E P L A N E A S T PH A S I N G P L A N / D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N SI T E P L A N • E A S T 1" = 4 0 ' - 0 " PH A S I N G P L A N NO S C A L E 1 23 18 2 8 1 3 4 1 17 4 1 15 46 1 7 4 1 1 5 4 6 1 7 4 1 20 2 8 2 0 2 8 2 0 2 8 2 2 4 5 2 2 4 5 1546 2 0 2 8 16 9 1 1982 1925 1741 1 546 134 1 21 9 91982 1982 18 6 2 18 6 2 2 2 8 1 2 0 2 8 2227 2 2 4 5 224 5 169 1 166 2 19 6 8 182 8 2 13 6 21 36 1828 18 28 1741 1546 1 8 28 213 6 1 5 4 6 1341 1546 1982 2028 2227 36 45 46 47 49 50 51 52 53 54 55 56 57 58 59 60 61 71 84 85 62 63 64 65 66 67 68 69 70 72 73 74 75 44 48 37 38 39 40 41 42 43 12 4 12 6 12 2 12 3 12 5 13 9 14 0 14 1 14 2 14 3 14 4 14 7 16 7 16 0 16 1 14 8 14 9 15 0 15 1 15 2 16 4 16 5 16 6 12 9 83 13 0 13 1 13 2 13 4 13 5 13 7 14 5 14 6 13 3 13 6 12 7 12 8 13 8 M AT C H L I N E MATCH L I N E MATCH LINE CALAVERAS WAY 30 ' - 0 " GA R A G E SE T B A C K 40'-0 " GARA G E SETB A C K 40'- 0 " GAR A G E SETB A C K 40' - 0 " GA R A G E SET B A C K 4 0 ' - 0 " G A R A G E S E T B A C K 30'-0 " GARA G E SETB A C K 1 5 ' - 0 " G A R A G E S E T B A C K 30'- 0 " GAR A G E SET B A C K 20 ' - 0 " 15 ' - 0 " GAR A G E SET B A C K GA R A G E SET B A C K 10'- 0 " HOU S E SET B A C K 1 0 ' - 0 " H O U S E S E T B A C K 20'-0" GARAGE SETBACK 15'-0" HOUSE SETBACK 10'-0" PORCH SETBACK 10 ' - 0 " 10 ' - 0 " HO U S E SE T B A C K HO U S E SE T B A C K ATTACHMENT 3 ARC2 - 15 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d ra w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f S t e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A l l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 1142 1 C - 3 SI T E G R A D I N G P L A N D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N SI T E G R A D I N G P L A N 1" = 8 0 ' - 0 " 182 8 2028 1546 1691 1662 1 341 1 3 4 1 17 41 1741 1741 1546 2281 2028 154 6 1 7 4 1 1 5 4 6 1 7 4 1 20 28 2 0 2 8 1741 2 0 2 8 22 45 2 2 4 5 1546 2245 1862 2028 2028 2028 2245 20 28 16 9 1 1741 1982 1982 1691 1925 1925 1925 1741 1741 1546 1546 1546 1 54 6 1341 1341 13 4 1 19 6 8 21 9 9 17 2 6 1 3 4 1 1 9 8 2 1982 16 6 2 18 6 2 18 6 2 18 6 2 228 1 2281 2028 2028 2028 2 0 2 8 222 7 22 2 7 2227 2 2 4 5 2 2452245 2245 224 5 2028 16 9 1 16 6 2 16 6 2 1662 19 6 8 19 6 8 21 9 9 21 9 9 19 6 8 19 6 8 1341 1 8 2 8 21 3 6 2 1 3 6 1 8 2 8 1 8 2 8 186 2 2245 1546 1741 1546 1546 18 28 2 1 3 6 1 5 46 1741 1546 1341 1982 1925 1546 1546 1862 2245 20 28 1982 2245 2028 2028 1925 222 7 2281 2227 1662 1982 2028 ATTACHMENT 3 ARC2 - 16 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d ra w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f S t e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A l l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 1142 1 C - 4 SI T E P L A N - Z O N I N G D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N SI T E P L A N • Z O N I N G 1" = 8 0 ' - 0 " 1828 2028 1546 1691 1662 1341 1 3 4 1 1741 1741 1741 1 546 2281 2028 15 4 6 1 7 4 1 1 5 4 6 1 7 4 1 20 28 2 0 2 8 1741 2 0 2 8 22 4 5 2 2 4 5 1546 2245 1862 2028 2028 2028 2245 20 2 8 16 9 1 1741 1982 1982 1691 1925 1925 1925 1741 1741 1546 1546 1546 1 5 4 6 1341 1341 134 1 19 6 8 21 9 9 172 6 134 1 1 9 8 2 1982 16 6 2 18 6 2 186 2 18 6 2 228 1 2281 2028 2028 2028 2 0 2 8 2227 2 2 2 7 2227 2 2 4 5 2 2452245 2245 2245 2028 16 9 1 16 62 16 6 2 1662 19 6 8 19 6 8 21 9 9 219 9 19 6 8 19 6 8 1341 1 8 2 8 2 1 3 6 2 1 3 6 1 8 2 8 1 8 2 8 186 2 2245 1546 1741 1546 1546 1 828 2 1 3 6 1 54 6 1741 1546 1341 1982 1925 1546 1546 1862 2245 2028 1982 2245 2028 2028 1925 222 7 2281 2227 1662 1982 2028PD PD PD R- 1 R- 1 R - 1 R- 3 PD R- 2 R- 2 R - 2 R- 2 R- 2 R- 2 R- 2 9 81 1 2 3 4 5 6 78 1011 121314151617 80 81 21 26 28 34 18 19 20 22 23 24 25 27 29 30 31 32 33 35 36 45 46 47 49 50 51 52 53 54 55 56 57 58 59 60 61 71 84 85 62 63 64 65 66 67 68 69 70 72 73 74 75 76 77 78 79 44 48 37 38 39 40 41 42 43 10 8 10 9 11 0 11 1 11 2 11 3 11 4 11 6 11 8 11 9 12 1 12 4 12 6 12 0 115 11 7 12 2 12 3 12 5 10 0 1 0 1 10 2 10 3 10 4 97 98 99 10 5 10 6 10 7 82 87 91 13 9 14 0 14 1 14 2 14 3 14 4 14 7 16 7 16 8 16 9 16 3 15 3 16 0 16 1 16 2 88 89 90 92 93 94 95 96 14 8 14 9 15 0 15 1 15 2 15 4 15 5 1 5 6 15 7 15 8 15 9 16 4 16 5 16 6 17 0 17 1 86 12 9 83 13 0 13 1 13 2 13 4 13 5 13 7 14 5 14 6 13 3 13 6 12 7 12 8 13 8 ATTACHMENT 3 ARC2 - 17 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d ra w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f S t e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A l l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 1142 1 C - 5 SI T E P L A N CO M M O N O P E N S P A C E D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N SI T E P L A N • C O M M O N O P E N S P A C E 1" = 8 0 ' - 0 " 1828 2028 1546 1691 1662 134 1 1 3 4 1 17 41 1741 1741 1546 2281 2028 1546 1 7 4 1 1 5 4 6 1 7 4 1 20 28 2 0 2 8 1741 2 0 2 8 22 4 5 2 2 4 5 1546 2245 1862 2028 2028 202 8 2245 20 2 8 16 9 1 1741 1982 1982 1691 1925 1925 1925 1741 1741 1546 1546 1546 15 4 6 1341 1341 13 41 19 6 8 21 9 9 17 2 6 1 3 41 1 9 8 2 1982 16 6 2 18 6 2 18 6 2 18 6 2 22 8 1 2281 2028 2028 2028 2 0 2 8 222 7 2 227 2227 2 2 4 5 2 2 452245 224 5 22 4 5 2028 16 9 1 16 62 16 6 2 1662 19 6 8 19 6 8 21 9 9 21 9 9 19 6 8 19 6 8 1341 1 8 2 8 2 1 3 6 2 1 3 6 1 8 2 8 1 8 2 8 18 62 2245 1546 1741 1546 1546 1 8 28 2 1 3 6 15 4 6 1741 1546 1341 1982 1925 1546 1546 1862 224 5 20 28 1982 2245 2028 2028 1925 2227 2281 2227 1662 1982 2028 81 ' - 1 1 " 50 ' - 0 " 34 ' - 5 " 56 ' - 0 " 6 2 ' - 1 0 " 11 2 ' - 9 " 107'-4" 19 ' - 8 " 51 ' - 8 " 50 ' - 0 " 34'-3" 42 ' - 8 " 40 ' - 8 " 40' - 1 0 " 7, 0 5 2 S F 5,663 SF 3 0 , 0 2 7 S F 2 2 , 2 6 5 S F 7, 7 7 7 S F ATTACHMENT 3 ARC2 - 18 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d ra w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f S t e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A l l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 1142 1 C - 6 PD A R E A GU E S T P A R K I N G D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N SI T E P L A N • P D A R E A G U E S T P A R K I N G • 5 5 T O T A L 1" = 5 0 ' - 0 " 182 8 20 2 8 1546 1691 1662 1 3 4 1 1 3 4 1 1741 1741 1741 1 54 6 22 8 1 20 2 8 15 4 6 1 7 4 1 1 5 4 6 1 7 4 1 2028 2 0 2 8 1741 2 0 2 8 2 2 4 5 2 2 4 5 1546 22 4 5 1862 2028 2028 20 28 2245 1741 1982 1982 1925 1925 1925 1741 1741 1546 1546 15 4 6 154 6 1 3 4 1 1341 134 1 1 3 4 1 1 9 8 2 1982 2 2 8 1 22 8 1 22 45 1341 18 2 8 213 6 21 36 1828 18 28 1546 1741 15 46 154 6 18 2 8 2 1 3 6 1 5 4 6 1741 1546 1341 1982 1925 1546 1546 22 4 5 20 2 8 1982 2245 2028 202 8 1925 2227 228 1 22 2 7 16 6 2 19 8 2 20 2 8 ATTACHMENT 3 ARC2 - 19                                                                                                                                                                                                              !       !                          !                             !                                         !                                      !                !                !                !                ATTACHMENT 3 ARC2 - 20                                                                                                                                       !                          !                             !                                         !                                      !                !                !                !                                                                                            ! ATTACHMENT 3 ARC2 - 21  ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: $UFKLWHFWXUDOUHYLHZRIUHVLGHQWLDOGHVLJQSODQVIRUDQDSSURYHG3ODQQHG'HYHORSPHQW VXEGLYLVLRQZLWKLQWKH0DUJDULWD$UHD6SHFLILF3ODQ  PROJECT ADDRESS:&DOOH0DOYDBY:5DFKHO&RKHQ$VVRFLDWH3ODQQHU 3KRQH1XPEHU   HPDLOUFRKHQ#VORFLW\RUJ  FILE NUMBER:$5&+FROM:3KLO'XQVPRUH6HQLRU3ODQQHU  RECOMMENDATION &RQWLQXHWKHSURMHFWZLWKGLUHFWLRQWRWKHDSSOLFDQWRQUHYLVLRQVWRKRXVHGHVLJQVIRUFRQVLVWHQF\ ZLWKWKH0DUJDULWD$UHD6SHFLILF3ODQDQGWKHDSSURYHG3ODQQHG'HYHORSPHQW  SITE DATA Applicant Margarita Ranch SLO, LLC. Representative Pults and Associates, AIA & Associates Zoning R-1, R-2 & R-2--PD, R-3, and C/OS & C/OS-PD, (all with the Specific Plan overlay) General Plan Low-Density Residential, Medium-Density Residential, and Medium-High Density Residential, & Conservation Open Space Site Area 99 acres Environmental Status Approved Addendum to the Margarita Area Specific Plan (MASP) EIR and subsequent tiered Mitigated Negative Declaration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eeting Date: 0DUFK Item Number:  PJD ATTACHMENT 4 ARC2 - 22 RUGHUWRFRPSO\ZLWK0$63SROLFLHVLQUHJDUGVWRVWUHHWSUHVHQFHDQGJDUDJHRULHQWDWLRQ 1.0COMMISSION’S PURVIEW 7KH$5&¶VUROHLVWRUHYLHZWKHSURMHFWLQWHUPVRILWVFRQVLVWHQF\ZLWKWKH0DUJDULWD$UHD6SHFLILF 3ODQ 0$63 &RPPXQLW\'HVLJQ*XLGHOLQHV &'* DQGDSSOLFDEOH&LW\VWDQGDUGV 2.0PROJECT INFORMATION 2.1Site Information/Setting 7RVFDQRLVDDFUHVLWHORFDWHGQRUWKRI0DUJDULWD$YHQXHDQGHDVWRI6RXWK+LJXHUD6WUHHW 7KH970LVORFDWHGZLWKLQWKH:HVWHUQ(QFODYHRIWKH0DUJDULWD$UHD6SHFLILF3ODQ 0$63  DQGLQFOXGHVDWRWDORIORWVFRQVLVWLQJRIVLQJOHIDPLO\ORWVVHYHQORWVIRUFRQGRPLQLXP GHYHORSPHQW XQLWV ILYHORWVIRUULSDULDQRSHQVSDFHDQGRQHDFUHKLOOVLGHORWIRU SHUPDQHQWRSHQVSDFH $WWDFKPHQW9LFLQLW\0DS 6LWHVSHFLILFGHWDLOVDUHQRWHGEHORZ  Zoning (all designated with Specific Plan overlay (MASP)) Lots 1-5 and 72-80 zoned R-1 Lots 6-55 and 56-71 zoned R-2 Lots 86-177 zoned R-2-PD Lots 56,57 zoned R-3 Remaining lots zoned C/OS & C/OS-PD Site Dimensions (approx.) Varies per lot Current Use Vacant Topography Varies per lot Access Calle Malva and Calaveras Way Surrounding Use / Zoning North: C/OS (South Hills) South: R-1-SP (Single family residential) East: C/OS (South Hills) West: R-2 (Chumash Village Mobile Home Park)  2.2 Project Description 7KHSURMHFWSURSRVHVGLIIHUHQWKRPHGHVLJQVIRUWKH5/RWVDWWKHSHULPHWHURIWKHVLWHDQG WKH5/RWVWRZDUGVWKHLQWHULRURIWKHVLWH/RWVLQWKH5]RQHDUHGHVLJQDWHGIRU DIIRUGDEOHFRQGRPLQLXPXQLWVWREHGHYHORSHGE\WKH+RXVLQJ$XWKRULW\DWDIXWXUHGDWH7KH DSSOLFDQWKDVUHTXHVWHGWKDWWKHKRPHGHVLJQVIRUWKHUHPDLQLQJORWV /RWVDQGPDLQO\ WKHKLOOVLGHORWV /RWV LQWKH5]RQHEHVXEMHFWWRDGPLQLVWUDWLYHDUFKLWHFWXUDOUHYLHZ 7KHSURMHFWGHVLJQVLQFRUSRUDWHLQIOXHQFHVRI7XVFDQDQG0LVVLRQ5HYLYDODUFKLWHFWXUHZKLFKLV FRQVLVWHQWZLWKWKH0$637KHEXLOGLQJGHVLJQVLQFOXGHWKHIROORZLQJHOHPHQWV 8QLWVL]HVUDQJHIURPWZRWRIRXUEHGURRPV WRVTXDUHIHHW  0DWHULDOVDQGDUFKLWHFWXUDOIHDWXUHVLQFOXGH D0HGLXPILQLVKVWXFFR E7LOHURRILQJ F9DULRXVFRORUHGVWRQHYHQHHU G$FFHQWWLOHVDQG ATTACHMENT 4 ARC2 - 23 H0DWFKLQJWULPVKXWWHUVDQGJDUDJHGRRUV 9DULHGODQGVFDSLQJWKDWLQFOXGHV D'URXJKWKDUG\SODQWVDQGWUHHV LQFOXGLQJIUXLWWUHHV  E&RQFUHWHSDYHUV F:RRGIHQFLQJ G&HPHQW%ORFNUHWDLQLQJZDOOVDQG H2UQDPHQWDOVWHHOSLFNHWIHQFLQJ 2.3Tract Map and Planned Development Background  2Q-XO\WKH&LW\&RXQFLODSSURYHG970WKURXJK5HVROXWLRQ1R$WWKLV VDPHKHDULQJWKH&RXQFLODSSURYHGD3ODQQHG'HYHORSPHQW 3' RYHUOD\]RQLQJIRUDQ DSSUR[LPDWHO\DFUHSRUWLRQRIWKHFHQWHURIWKHSURSHUW\WRDOORZIRULQFUHDVHGGHQVLW\DQG UHOD[DWLRQRIVRPHSURSHUW\GHYHORSPHQWVWDQGDUGVWKURXJK2UGLQDQFH1R $WWDFKPHQW  'XHWRWKHVORSLQJWRSRJUDSK\RIWKHVLWHDQGWKHGHVLUHGLQFUHDVHGGHQVLW\WKHVLWHSRVHV PDQ\GHYHORSPHQWFKDOOHQJHV0RGLILFDWLRQVZLWKLQWKHGHYHORSPHQWVWDQGDUGVLQFOXGHG  x 5HGXFHGSXEOLFVWUHHWVLGH\DUGVHWEDFNVDQGVWUHHWVLGHVHWEDFNV x /DQGVFDSLQJUHTXLUHPHQWV x 0D[LPXPORWFRYHUDJHRIRIWRWDOQHWORWDUHDV x 5HGXFHGXSSHUIORRUVHWEDFNVIURPSURSHUW\OLQHVQHHGQRWEHPRUHWKDQDVUHTXLUHGIRU WKHJURXQGIORRUSRUWLRQRIWKHVWUXFWXUH x $PD[LPXPH[WHULRUSDWLRDUHDRIVTXDUHIHHW x 0D[LPXPKHLJKWRIH[WHULRUSDWLRIHQFHZDOORILQFKHV IHHW   ,Q$SULO&LW\&RXQFLOUHYLHZHGDQGDSSURYHGUHYLVLRQVWR970ZKLFKDGGUHVVHGWKH FXUUHQWVWDWXVRIWKHGUDLQDJHEDVLQDQGWKHSKDVHGLPSOHPHQWDWLRQRIWKH3UDGR5RDG LPSURYHPHQWVEXWGLGQRWDOWHUWKHWUDFWGHVLJQRUGHQVLW\7KHWUDFWPDSLQFOXGHVVSHFLILF GHYHORSPHQWVWDQGDUGVIRUWKHVLWHDORQJZLWKVSHFLILFVWDQGDUGVIRUWKH3'DVQRWHGLQ $WWDFKPHQW5HVROXWLRQ1R,QVXPPDU\WKHGHYHORSPHQWVWDQGDUGVUHTXLUH  x 3URSRVHGKLOOVLGH/RWVDUHGHVLJQDWHGDVVHQVLWLYHVLWHVDQGUHTXLUHDUFKLWHFWXUDO UHYLHZ x 6RPHRIWKHORWVDGMDFHQWWR&KXPDVK9LOODJH0RELOH+RPH3DUNDQG(O&DPLQR(VWDWHV UHTXLUHVLQJOHVWRU\VWUXFWXUHVDQGDIRRWVHWEDFNWRPLQLPL]HRYHUORRN x /RWV DQGUHTXLUHVLGHORDGHGJDUDJHVVRWKDWYHKLFOHVDUHQRW GLUHFWO\EDFNLQJRXWLQWRWKHSULYDWHGULYH x 7KH3'RYHUOD\LQFOXGHVDYDULHW\RIVHWEDFNFRYHUDJHDQGGHVLJQH[FHSWLRQV  3.0PROJECT ANALYSIS 6WDIIKDVXVHGWKH0$63&'*DQG=RQLQJ5HJXODWLRQVWRUHYLHZWKHSURSRVHGSURMHFWDQGFUHDWHG DVHWRIGLUHFWLRQDOLWHPVEHORZLQ6HFWLRQWREHXVHGDVDEDVLVIRUGLVFXVVLRQDERXWWKHSURMHFW 7KHIROORZLQJKLJKOLJKWVNH\HOHPHQWVRIWKHVLWHDQGEXLOGLQJGHVLJQWKDWWKH$5&VKRXOGGLVFXVV DQGSURYLGHGLUHFWLRQWRVWDIIDQGWKHDSSOLFDQW ATTACHMENT 4 ARC2 - 24 3.1 Site Plan 7KHSURSRVHGKRPHGHVLJQVZLOOEHSODFHGRQSDUFHOVLQWKUHHSKDVHV 3URMHFW3ODQV 6KHHWV&DQG& 7KHVLWHVZLOOWDNHDFFHVVIURPQHZO\FUHDWHGVWUHHWV6DQ9LQFHQ]R'ULYH &RUWXQD'ULYHRUSULYDWHVKDUHGVWUHHWV2YHUDOOWKHSURSRVHGKRPHVPHHWWKHUHTXLUHGVHWEDFNV FRQVLVWHQWZLWKWKHWUDFWPDSFRQGLWLRQVRIDSSURYDO $WWDFKPHQW&RXQFLO5HVROXWLRQ  DQGWKH0$63IRU563DQG563 VHH$WWDFKPHQW0$63'HYHORSPHQW6WDQGDUGV   7KH3ODQQHG'HYHORSPHQWSRUWLRQRIWKHVXEGLYLVLRQLQFOXGHVVPDOOHUORWVWRDOORZKLJKHU GHQVLWLHVDVGLVFXVVHGDERYHLQ6HFWLRQ'XHWRWKHVPDOOHUORWVL]HFRQILJXUDWLRQWKH DSSOLFDQWIDFHVFRQVWUDLQWVLQWHUPVRILQGLYLGXDOVLWHGHYHORSPHQWVSHFLILFDOO\WKHRULHQWDWLRQ RIWKHJDUDJHVDQGHQWU\GRRUVWRSXEOLFDQGSULYDWHVWUHHWV7KHVHFRQVWUDLQWVUHGXFHWKH IOH[LELOLW\WRDOORZWKHGHVLJQWRHDVLO\FRPSO\ZLWKWKHDUFKLWHFWXUDOJXLGHOLQHVLQWKH0$63 DQGWKH&'*   Figure 1:Site plan;the Planned Developmentparcelsare indicatedwithyellowstructure footprints.  7KH0$63UHTXLUHVWKDWUHVLGHQWLDOHQWU\SRUFKHVEHYLVLEOHIURPVWUHHWVRUSHGHVWULDQZDONZD\V DQGVKRXOGEHIRUZDUGRIWKHJDUDJHRUSDUNLQJDUHD$OOHQWULHVVKRXOGKDYHDSDWKRIWUDYHOWR WKHPDLQHQWU\ZKLFKLVXQLYHUVDOO\DFFHVVLEOH7KHGZHOOLQJVVKRXOGLQFRUSRUDWHRXWGRRUVSDFH WKDWLVVKLHOGHGIURPDLUFUDIWQRLVHVXFKDVFRYHUHGSRUFKHVRUSDWLRV7KH0$63HPSKDVL]HV DQGHQFRXUDJHVKXPDQVFDOHGHYHORSPHQWDQGSHGHVWULDQIDFLOLWLHVE\SXWWLQJSHGHVWULDQVFORVHU WR\DUGVDQGSRUFKHV'HYHORSPHQWVWDQGDUGVIRU563 DQG563 LQFOXGHWKHIROORZLQJ  x Parking should be located at the rear of the lots unless the lot is located on the uphill side of the street along the base of the hills, where parking beneath houses will minimize 0$63&RPPXQLW\'HVLJQ%XLOGLQJ)RUPVDQG0DWHULDOV 0$636XPPDU\$3HGHVWULDQ)ULHQGO\(QYLURQPHQWS 0$63'HYHORSPHQW6WDQGDUGVDQG 0$63'HYHORSPHQW6WDQGDUGVDQG ATTACHMENT 4 ARC2 - 25 grading. x Enclosed parking in the front of a lot shall be recessed at least five feet from the front of the house x Porches or verandas overlooking the public street shall be included, to provide architectural interest, a transition from public outdoor space to private indoor space and opportunities for neighbor interaction.  $GGLWLRQDOO\WKH&RPPXQLW\'HVLJQ*XLGHOLQHV &'* VWDWHWKDWKRPHVLQQHZVXEGLYLVLRQV should have their primary entrance facing and clearly visible from the street with a front porch or veranda encouraged to provide a transition between the public space of the streetscape and the indoor private space of the house.5  $OOKRPHGHVLJQVZLWKWKHH[FHSWLRQRI3ODQVDQGSODFHWKHIURQWHQWU\ EHKLQGWKHJDUDJH$VGLVFXVVHGDERYHVRPHSDUFHOVUHVWULFWVLWHGHYHORSPHQWDQGWKHDELOLW\WR SODFHWKHIURQWGRRUIRUZDUGRIWKHJDUDJH6WDIIUHFRPPHQGVWKDWthe ARCdirect the applicant to recess the garage from the front entrancewhere possibleor create more of a front entry feature that can be seen from the street.  Figure 2:Two-story front and left elevation (Plan 1546)  Figure 3:Single story front and left side elevation (Plan 1862) &'*6LQJOH)DPLO\+RXVLQJ'HVLJQ+RXVHVLQQHZVXEGLYLVLRQV$ ATTACHMENT 4 ARC2 - 26 3.1.1Exceptions 7KHDSSOLFDQWLVUHTXHVWLQJVSHFLILFH[FHSWLRQVIURPWKHGHYHORSPHQWVWDQGDUGVRIWKH3' DQGIURP0$633ROLFLHVRQYDULRXVORWVGXHWRVLWHFRQVWUDLQWVStaff supports the requested exceptions and recommends the ARC approve the modifications for the lots as specified below:  MASP Exception Request:  /RWVDQGORWVDUH]RQHG5637KHDSSOLFDQWLVUHTXHVWLQJWKDWWKHVHORWV XWLOL]HWKH0$63¶V5GHYHORSPHQWVWDQGDUGVDQGSODFHWKHJDUDJHDWWKHIURQWRI WKHIURQWRIWKHORW Staff Analysis: Although these sites are zoned R-2, their design and location within the subdivision is similar to the R-1 lots. Staff supports the parking at the front of the lot as described in Table 2, Low Density Residential Lot and Building Standards, of the MASP. Per the standards, the garage shall be setback 20 feet from the property line.  PD Exception Requests:  +RXVHGHVLJQVRQORWVDQGDUHUHTXLUHGSHU&RQGLWLRQ1RRI2UGLQDQFH 1R $WWDFKPHQW WREHOLPLWHGWRDVLQJOHVWRU\VWUXFWXUH'XHWRWKH WRSRJUDSK\RIWKHVHVLWHVWKHDSSOLFDQWLVUHTXHVWLQJWKHDELOLW\WRSXWWZRVWRU\XQLWV RQWKHVHORWV  Staff analysis: The applicant is proposing a two-story structure that would not exceed the height of a single-story structure as viewed from thestreet level. Staff finds that this meets with the intent of the condition No. 86 in that the proposed design would still meet required setbacks and reduce overlook onto the neighboring tract.  :LWKLQWKH3'WKHDSSOLFDQWLVUHTXHVWLQJWRSURYLGHUHTXLUHGSDUNLQJVSDFHLQIURQW RIWKHJDUDJHRQO\RQORWVWKDWDUHQRWFRQVWUDLQHGE\ORWVL]HRULPSDFWHGE\WUDFW GHYHORSHGJUDGLQJ  Staff analysis:Staff is supportive of the applicant’s proposal to movegarages closer to the private street so that a car is unable to park in a space does not provide sufficient clearanceand block access to the street.Staff recommends that a minimum 15-foot setback from the garage to the centerline of the private street shall be maintained. 2UGLQDQFH1R&RQGLWLRQJDriveway depths for garages facing private streets shall be designed to accommodate a parking space in front of a garage that prevents the parked vehicle from encroaching into the travel lane of the common area portion of the drive or street. Variations of design to meet this performance standard will be subject to approval of the Community Development Director and final plans shall be reviewed and approved by the ARC. ATTACHMENT 4 ARC2 - 27 7KHDSSOLFDQWLVUHTXHVWLQJWKDWWKHKRPHGHVLJQVIRU+LOOVLGH/RWV /RWV DQG RWKHUORWV EHUHYLHZHGDWDQDGPLQLVWUDWLYHOHYHO  Staff Analysis:Staff finds this request consistent with the Ordinance No. 10514, condition No. 87.Staff may determine upon submittal that a design be reviewed by the ARC, if not consistent and complementary tothe previously approved ARC designs for Tract 2428. 3.2Building Design:  7KH0$63SURYLGHVJXLGDQFHUHJDUGLQJGHVLUHGGHVLJQRXWFRPHVZLWKQHZGHYHORSPHQWZLWKLQ WKHDUHDDQGSURSRVHVILYHSUHIHUUHGUHVLGHQWLDODUFKLWHFWXUDOVW\OHV&UDIWVPDQRU%XQJDORZ 6W\OH0LVVLRQ5HYLYDORU6SDQLVK6W\OH9LFWRULDQ6W\OH3URYLQFLDO6W\OHDQG3UDLULH6W\OHDVD PHDQVWRSURYLGHFRPSDWLEOHGHYHORSPHQWLQNHHSLQJZLWK6DQ/XLV2ELVSR¶VXQLTXHVHQVHRI SODFH7KH0$63GRHVQRWPDQGDWHDVSHFLILFGHVLJQEXWHQFRXUDJHVIOH[LELOLW\ZLWKDQ HPSKDVLVRQGHWDLOVDQGFRQVWUXFWLRQPDWHULDOV%XLOGLQJGHVLJQVPXVWDOVREHFRQVLVWHQWZLWK WKH&'*  7KHDSSOLFDQWLVSURSRVLQJGLIIHUHQWGHVLJQVLQRUGHUWRDFFRPPRGDWHWKHYDU\LQJWRSRJUDSK\ DQGLQGLYLGXDOVLWHGLPHQVLRQV7KHGHVLJQVDUHFRPSDWLEOHZLWKRQHDQRWKHULQPDVVVFDOH FRORUVWH[WXUHVODQGVFDSLQJDQGTXDOLW\RIPDWHULDOV7KHDSSOLFDQW¶VJRDOLVWRSURYLGHD GLVWLQFWLYHQHLJKERUKRRGWKDWHQFRPSDVVHVWKHIHHOLQJRID7XVFDQ9LOODJH7KHGHVLJQVLQFOXGH DYDULDWLRQRIRQHRUWZRVWRU\VLQJOHIDPLO\KRPHVZLWKIURQWRUVLGHORDGLQJJDUDJHV7KH KRPHVUDQJHLQVL]HIURPWRVTXDUHIHHW   Figure 4: Rendering of a side loaded design and a hillside design 7KH7XVFDQLQVSLUHGDUFKLWHFWXUDOGHVLJQLQFRUSRUDWHVVRPHHOHPHQWVIURPWKH0$63 GHVFULSWLRQRI0LVVLRQ5HYLYDORU6SDQLVK6W\OHLQFOXGLQJ x /RZVORSHGURRI x 7LOHURRILQJPDWHULDO x :LQGRZVZLWKGLYLGHGOLWHVZLWKJUHDWHUKHLJKWWKHQZLGWK x ([WHULRUZLQGRZVWKDWDUHUHFHVVHGIURPWKHRXWHUZDOOSODQH 2UGLQDQFH1R&RQGLWLRQ1RProposed hillside Lots 19 -57, which back up to the large open space parcel, are hereby designated sensitive sites and must comply with the Community Design Guidelines for hillside development. Individual lot development shall be subject to the review and approval of the ARC. Planning staff may make the determination upon submittal of complete plans if the minor or incidental architectural review process is appropriate. ATTACHMENT 4 ARC2 - 28 x $UFKHGHQWULHVDQGZLQGRZV  0HGLXPILQLVKHGVWXFFRZRRGVKXWWHUVH[WHULRUPROGLQJFHUDPLFWLOHDQGVWRQHYHQHHUDUH RWKHUGLVWLQFWLYHHOHPHQWVWKHGHVLJQVLQFOXGHLQRUGHUWRDGGYDULHW\DQGLQGLYLGXDOO\WRHDFK GHVLJQ  6WDIIILQGVWKHSURSRVHGDUFKLWHFWXUDOVW\OHFRQVLVWHQWZLWKWKH0$63DQGWKH&'*,QUHJDUGV WRWKHSURSRVHGPHGLXPILQLVKHGVWXFFRstaff recommends that the ARC direct the applicant to use smooth-finishedstucco on the building exterior.7KHVPRRWKILQLVKLVDKLJKHUTXDOLW\ILQLVK WKDWPRUHDFFXUDWHO\GHSLFWVWKH0LVVLRQ5HYLYDOVW\OH7KHPHGLXPWH[WXUHDVSURSRVHGLVD PDFKLQHDSSOLHGILQLVKZLWKDURXJKWH[WXUH7KHDSSOLFDQWSUHIHUVWKHURXJKHUWH[WXUHEHFDXVHLW LVPRUHOLNHO\WRKLGHFUDFNVLQWKHSODVWHURYHUWLPH'XHWRWKHDUHD¶VKLJKO\H[SDQVLYHVRLO PRYHPHQWLQWKHEXLOGLQJVUHVXOWLQJLQFUDFNVLQWKHSODVWHULVKLJKO\OLNHO\  3.3LandscapingDesign:  7KHSURMHFWFRQVLVWVRIGLIIHUHQWSODQWLQJSDOOHWVWKDWLQFOXGHDYDULHW\RIVKUXEVWUHHV LQFOXGLQJDQRSWLRQIRUIUXLWWUHHV DQGJURXQGFRYHUV(DFKKRXVHGHVLJQZLOOKDYHLWVRZQ XQLTXHODQGVFDSHGHVLJQWKDWZLOOEHIXUWKHUPRGLILHGSHUWKHGLPHQVLRQVRIHDFKORW,QDGGLWLRQ WRSODQWVWKHODQGVFDSHSODQLQFOXGHVIHQFLQJWKURXJKRXWWKHVXEGLYLVLRQ7KHDSSOLFDQWLV SURSRVLQJWRLQVWDOOZRRGIHQFLQJPHWDOSLFNHWIHQFLQJDQGDFRPELQDWLRQRIUHWDLQLQJZDOODQG ZRRGRUPHWDOSLFNHWIHQFLQJ$GGLWLRQDOO\VHYHUDORIWKHKRXVHGHVLJQVLQFRUSRUDWHDIRRW ³GHFRUDWLYHVWXFFRZDOOZLWKDFDS´WUDVKHQFORVXUH 3URMHFWSODQV6KHHWV/    6WDIILVVXSSRUWLYHRIWKHODQGVFDSHGHVLJQDVSURSRVHGZLWKDFRXSOHRILWHPVIRU$5& GLVFXVVLRQ WKHZDOOHGWUDVKHQFORVXUHDQG IHQFHPDWHULDO7KHVWXFFRZDOOLVORFDWHGRQ WKHSXEOLFVWUHHWVLGHRIYDULRXVKRXVHGHVLJQVLQRUGHUWRKLGHWUDVKUHFHSWDFOHV,QVXFK LQVWDQFHVWKH&'*HQFRXUDJHVHQFORVXUHVXWLOL]HVXUURXQGLQJODQGVFDSLQJVXFKDVWUDLOLQJ YLQHVWRIXUWKHUVFUHHQDQGHQKDQFHLWVDSSHDUDQFHStaff recommends the ARC direct the applicant to reduce the heightof the enclosure and add landscaping toreduceand softenthe appearance of the trash enclosure along the public street.7KHSURMHFWDOVRSURSRVHVWRLQVWDOO ZRRGIHQFLQJ7KHSODQVGRQRWVSHFLI\WKHW\SHRIPDWHULDOWKDWZLOOEHXVHGIRUWKHIHQFLQJ %HFDXVHZRRGKDVDWHQGHQF\WRGHJUDGHTXLFNO\RYHUWLPHstaff recommends that the ARC direct the applicant to install a higher quality wood fence that incorporates metal postsin order to provide a longer lasting durable fence structure. 5.0 OTHER DEPARTMENT COMMENTS ,QIRUPDWLRQQHHGVDQGFRPPHQWVIURPWKHRWKHUGHSDUWPHQWVZHUHSURYLGHGWRWKHDSSOLFDQWWHDP VHSDUDWHO\  6.0 ALTERNATIVES & RECOMMENDATION  $SSURYHWKHSURMHFWEDVHGRQILQGLQJVRIFRQVLVWHQF\ZLWKWKH0DUJDULWD$UHD6SHFLILF3ODQ DQGWKH&RPPXQLW\'HVLJQ*XLGHOLQHV  'HQ\WKHSURMHFWEDVHGRQILQGLQJVRILQFRQVLVWHQF\ZLWKWKH0DUJDULWD$UHD6SHFLILF3ODQ DQG&RPPXQLW\'HVLJQ*XLGHOLQHV ATTACHMENT 4 ARC2 - 29  &RQWLQXHWKHSURMHFWWRDGDWHXQFHUWDLQZLWKWKHIROORZLQJGLUHFWLRQDOLWHPV Planning Division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ncluded in Commissionmember portfolio:SURMHFWSODQV      ATTACHMENT 4 ARC2 - 30 ATTACHMENT 4 ARC2 - 31 ATTACHMENT 4 ARC2 - 32 ATTACHMENT 4 ARC2 - 33 ATTACHMENT 4 ARC2 - 34 DRAFT SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES May 4, 2015 ROLL CALL: Present:CommissionersPatricia Andreen, Ken Curtis,Amy Nemcik, Allen Root, Vice-ChairSuzan Ehdaieand Chairperson Greg Wynn Absent:CommissionerAngela Soll Staff:Senior Planner Phil Dunsmore,Associate Planner Rachel Cohen, Assistant Planner Kyle Belland Recording Secretary Erica Inderlied ACCEPTANCE OF THE AGENDA:The agenda was accepted as presented. MINUTES:The minutes of April 20, 2015were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: Donald Hedrick, SLO, commented that past projects in the Broad Street Area, particularly in the district around northern Sacramento Drive, have set a detrimental precedent, allowing too little setback too-high unit density. There were no further commentsfrom the public. PUBLIC HEARINGS: 1.3680 Broad Street.ARCH-0810-2015; Review of anew affordable housing mixed-use projectwith a categorical exemption from CEQA; C-S-S zone; For The Future Housing, applicant. Rachel Cohen, Associate Planner, presented the staff report, recommendingthat the Commission adopt a resolution which approves the project,based on findings and subject to conditions she outlined. In response to inquiry from Commr. Curtis, Senior Planner Dunsmore clarified that a finding relating to Community Design Guideline consistency was intended to be included in the draft resolution, and should be added should the Commission move to approve. Jim Rendler, applicant representative, SLO, noted project partnership with HASLO, summarized the history of the project, noting that it will remain affordable for at least fifty-five years, preferably in perpetuity; requested that the Commission move forward and allow staff andapplicants to resolve anyoutstanding issues, in the interest of timing related to project financing. Draft ARC Minutes May 4, 2015 Page 2 Ben Seager, project architect, commented that the vertical metal siding would be half- hexagon shaped.In response to inquiry from Chair Wynn, Seager clarified that no elevator is proposed for the project, as accessible units are provided on the ground floor. Scott Smith, HASLO Executive Director, spoke in support of the project; noted that HASLO would provide onsite management andassure continued projectaffordability. PUBLIC COMMENTS: Donald Hedrick, SLO,noted concern that the proposed design is inconsistent with its industrial surroundings; suggested it could benefit financially and stylistically from the use of a flat roof; noted concern that futurewidening of Broad Street will be infeasible along the project’s frontage. There were no further commentsfrom the public. COMMISSION COMMENTS: Commr. Andreen spoke in support of adding more short-term bicycle parking; noted she would generally prefer to be able to review a proposed lighting plan at this stage. Commr. Curtis noted desire to see more ample outdoorrecreation areas for residents; noted concern about the use of less aesthetically-pleasingbuilding materials and design for economic reasons;spoke in general support of the project. Commr. Root spoke insupport ofthe project; stated adesire for more landscaping; noted concern that proposedfrontagelandscaping may present visibility issues for future commercial tenants. Commr. Nemcik voiced support for the project. Vice-Chair Ehdaie stated adesire to include some enclosed garage spaces; noted the importance of focusing on quality Chair Wynn noted concern about the use of PVC roofing materials on the commercial building. There wereno further comments from the Commission. On motion by Commr.Nemcik, seconded by Vice-Chair Ehdaie, toadopt a resolution approving the project based on findings and subject to conditions contained in the staff report, with the following revisions: a.Add the following conditions: Draft ARC Minutes May 4, 2015 Page 3 1.Applicant shall utilize a standing seam metal roof for the commercial building, in order that its BroadStreet Frontage comply withCommunity Design Guidelines. 2.Applicant shall include five additional short-term bicycle parking spacesfor the commercial building and each residential building, for a total of fifteen (15). 3.Applicant shall consider the inclusion of garage doors in order to provide storage and architectural variety; if garage doors are not utilized, applicant is encouraged to provide enclosed storage areas for residents elsewhere upon the site. b.Add thefollowing Finding to the proposed resolution: 1.The project is consistent with the Community Design Guidelines because it provides human scale architecture, significant wall and roof articulation and is compatible with the architecture of the surrounding neighborhood. AYES:Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, Wynn NOES:None RECUSED:None ABSENT:Commr. Soll. The motion passedon a 6:0vote. Wynn stated for the record that Donald Hedrick’s comment regarding use of a flat roof had been noted, but that flat roofs are typically associated with commercial structures. 2.1128 Morro Street.ARCH-0549-2014; Review of request to construct a four-story hotel addition over the existing parking lot at the rear of the GranadaHotel with a categorical exemption from CEQA; C-D-H zone; Lunacy Club, LLC, applicant. Kyle Bell, Assistant Planner, presented the staff report, recommendingthat the Commission adopt a resolution which approves the project,based on findings and subject to conditions he outlined.Bell noted the Commission’sFebruary2015 conceptual review of the project. Commr. Nemcik noted a desire to see previous designs for revised projects included in staff report materials when the project is returned for the Commission’s review. Jeff Bague, project architect, summarized the history of the project and revisions made in response to advisory body comment; clarified that rooftop equipment will be located primarily on the Marsh Streetside of the buildingand that tower windows will likely be clear rather than glazed. Draft ARC Minutes May 4, 2015 Page 4 PUBLIC COMMENTS: Donald Hedrick, SLO, inquired as to the need for an elevatorthatallows roof access; noted concern about the existing abundance of bars downtown. There were nofurther comments from the public. In response to public comment, staff clarified that any use of the rooftop will be limited as an amenity to hotel guests. COMMISSION COMMENTS: Commr. Curtis thanked the project architect for being responsive to past Commission direction. There were no further comments made from the Commission. On motion by Commr. Root, seconded by Commr.Andreen, to adopt a resolution approving the project based on findings and subject to conditions contained in the staff report. AYES:Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, and Wynn NOES:None RECUSED:None ABSENT:Commr. Soll The motion passedon a 6:0 vote. 3.1921 Santa Barbara Avenue.ARCH-0521-2014; Review of a new building with four live/work units and a small commercial suite and consideration of a mitigated negative declaration; C-S-H zone; Garcia Family Trust, applicant. Chair Wynn announced that staff has recommended that this item be continued to a date uncertain. On motion by Commr. Andreen, seconded by Commr. Root, to continue the item to a date uncertain. AYES:Commrs. Andreen, Curtis, Ehdaie, Nemcik, Root, and Wynn NOES:None RECUSED:None ABSENT:Commr. Soll The motion passed on a 6:0 vote. Draft ARC Minutes May 4, 2015 Page 5 COMMENT AND DISCUSSION: 4.Staff: a.Agenda Forecast Senior Planner Dunsmore gave a forecast of upcoming agenda items. 5.Commission: Commr.Root inquired as to the technical difference between short-term and long- term parking; Senior Planner Dunsmore clarified that long-term parking is enclosed whereas short-term is typically a rack. Commr. Andreen requested that the Commission be notified whenever one of its decisions has been appealed, so that a member may attend the appeal hearing. Commissioners discussed ways in which their deliberation and recommendations could best be presented to City Council during the appeal process. In response to inquiry from Commr. Root, Senior Planner Dunsmore clarified that an enhanced circulation plan for Emily Street and other streets in the Broad Street Areais in the works. Vice-Chair Ehdaie inquired whether applicants for major developments could be required to present projects for conceptual review; Senior Planner Dunsmore commented that staff could investigate the possibility. ADJOURNMENT:The meeting adjourned at 6:53p.m. Respectfully submitted by, Erica Inderlied Recording Secretary