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Home My WebLink About08-17-2015 ARC 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 August 17, 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 August 3, 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 actionstaken 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 $279andmust accompany the appeal documentation. 1.3049 and 3099 Broad Street.ARCH-0903-2015; Continued review ofanew multi-story mixed use building with6,000 square feet of commercial, eight residential units, a parking exception request, anda categorical exception from CEQA; C-R-SFzone; Vellum Design Build, applicant. (Marcus Carloni) COMMENT & DISCUSSION 2.Staff a.Agenda Forecast 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. 3.Commission ADJOURNMENT Presenting Planner: Marcus Carloni ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Continued review of a new multi-story mixed use building with 6,000 square feet of commercial, eight residential units, a parking exception request, and a categorical exception from CEQA. Project previously reviewed by the ARC on March 17, 2014. PROJECT ADDRESS:3049 & 3099 Broad Street BY:Jenny Wiseman,Planning Technician Phone Number: 781-7010 e-mail: jwiseman@slocity.org FILE NUMBER: ARCH-0903-2015 FROM:Phil Dunsmore, Senior Planner RECOMMENDATION:Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Paul Abbott: Vellum Representative Randy Russom, RRM Design Group Zoning C-R-SF; Retail Commercial Special Focus General Plan General Retail Site Area ~18,000 square feet (0.41- acre) Environmental Status The project is categorically exempt from environmental review under section 15332 (In-fill Development) CEQA Guidelines SUMMARY The applicant proposes to redevelop the site with a mixed-use project incorporating 6,000 square feet of grade level commercial space with eight upper floor residential units. The applicant is requesting a 27% parking reduction as well a proposal to utilize a single compact parking space and tandem spaces dedicated for residential use only.The ARC conceptually reviewed the project on March 17, 2014 and continued the project providing 15 directionalitems [see section 3 below]. Staff has reviewed the applicant’s response and finds the revised plans and supporting information to comply with ARC direction. Staff recommends the ARC adopt the draft resolution (Attachment 1)granting final approval to the project based on consistency with ARC direction as well as Community Design Guidelines, South Broad Street Area Plan, and applicable City regulations. Meeting Date: August17, 2015 Item Number: 1 an nnnnn PJD ARC1 - 1 ARCH-0903-15 (3049 & 3099 Broad) Page 2 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with ARC direction, the South Broad Street Area Plan (see section 2.5 below), the Community Design Guidelines, Zoning Regulations (for parking reductions and tandem parking), and applicable City standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The project site consists of approximately 18,000 square feet of land in the Retail Commercial Special Focus (C-R-SF) zone. The Special Focus Overlay zone was applied to the parcels due to the site being located within the recently approved South Broad Street Area Plan (see section 2.5 below). The subject location has an existing residential structure (to be removed), driveway, and trees but is otherwise undeveloped (Attachment 4, Project Plans, Sheet A2). The property fronts Broad Street and backs up to the Alano Club property. Site Size ~18,000 square feet Present Use & Development Majority undeveloped Topography Approximately 10% cross slope Access Broad Street Surrounding Use/Zoning North: C-R-SF zone Commercial Uses including the Brickyard commercial center South: C-S-PD zone The Crossroads shopping center East: C-S/C-S-PD Commercial Uses including Chevron Station and the Brickyard commercial center West: C-R-SF and R-2-S zones commercial uses and residences along Rockview Place and Sweeney Lane 2.2 Project Description Significant project features include the following (Attachment 4, Project Plans): 1. Development of two multi-story mixed-use buildings with basement parking (a bridge will connect the two structures). a. Eight ~1,300 square foot two-bedroom residences on the upper floors (4 residences per building). b. 6,000 square feet of commercial at grade level fronting Broad Street (3,000 square feet per building). 2. Contemporary design incorporating the following: a. Patios for commercial and residential uses b. Bridge connection between buildings at the first residential level c. Wood and steel trellis features d. Brick, stucco, and fiber cement horizontal siding 3. Proposed demolition of the existing single family residence 4. Proposed removal of six trees (Attachment 4, Project Plans, Sheet A2). a. Trees proposed for removal include pepper trees and a walnut tree, the removal of oak trees is incorrectly labeled on plan sheet A2. The proposed removals are supported by the City Arborist with on-site compensatory tree planting as shown on plans. Two existing street trees are to remain. ARC1 - 2 ARCH-0903-15 (3049 & 3099 Broad) Page 3 5. Proposed 27% parking reduction a. Requested tandem parking spaces (4 instances of tandem parking) b. Requested compact parking space (1 compact parking space) (Rendering from Broad Street) 2.3 Project Statistics Statistics Item Proposed 1 Ordinance Standard Street Yard 8 -10 feet5 5 feet maximum 3 Max. Height of Structure(s) 40 feet 40 feet 3 Building Coverage (footprint) 54 % 75 % 2 Building Coverage (FAR) 1.04 FAR 1.5 FAR 2 Parking Spaces 28 4 38 2 Notes: 1. Applicant’s project plans dated July 14, 2015 2. City Zoning Regulations 3. South Broad Street Area Plan 4. Proposed 27% parking reduction (see section 3.3 below) 5. See section 3.2 below 2.5 South Broad Street Area Plan Adoption The project site is located within the South Broad Street Area Plan (SBP) boundary; adopted December 2, 2014. The SBP establishes design guidelines, modified setbacks, and rezonings. The project was initially designed prior to SBP adoption, modifications were necessary to comply with setback requirements (see 2.5.1 below) which had little effect on the façade design. 2.5.1 Plan Changes (not part of ARC direction) In response to South Broad Street Area Plan requirements, the applicant has made the following modifications to the project plans since the ARC’s previous review: ARC1 - 3 ARCH-0903-15 (3049 & 3099 Broad) Page 4 x Removed long balconies from rear elevation due to SBP rear setback requirement of 30-feet. x Both buildings set closer to Broad Street due to SBP maximum front setback requirement of 5-feet. For analysis of applicant response, see section 3.2 below. 3.0 PROJECT ANALYSIS 3.1 Applicant Response to Directional Items. The ARC conceptually reviewed the project on March 17, 2014 providing 15 directional items for revisions to the project. The below paragraphs highlight the main directional items relative to project design, providing the applicant’s response and staff’s analysis of said response. The full list of ARC directional items provided to the applicant can be found in Attachment 3. ARC Directional Item #3: Include a sheet in plans submitted for final review that clarifies pedestrian circulation proposals and indicates way-finding methods to direct pedestrians from the parking area to the Broad Street storefronts. The applicant has provided a way-finding program (Attachment 4, Project Plans, Sheet A3 & A4) which uses a series of 7 posted signs. The proposed way-finding signs direct pedestrians from the subterranean parking level to the commercial units at grade level (street level), utilizing stairways and protected pathways. Conclusion: Staff finds the way-finding program to safely direct pedestrian circulation, compliant with ARC directional item #3. ARC Directional Item #4: Plans submitted for final ARC review shall provide justification of the need for compact spaces per Parking and Driveway Standard 2230. The previous plans proposed four compact parking spaces in the parking garage (Attachment 6, Previous Plans, Sheet A3). The applicant has modified plans and now proposes one compact parking space beneath the southernmost building (Attachment 4, Project Plans, Sheet A3, labeled with a “c”). Conclusion: The proposed parking space would need to be approximately six inches wider than proposed in order to be a standard space. Staff finds approval of a single compact parking space to be an appropriate request that is consistent with other similar commercial developments. ARC Directional Item #6: The proposed 30% parking reduction is not supported. Tandem parking is supported for the residential component of the project. The residential component of the project should not be used in the proposed parking reduction due to tandem parking spaces not available to the general public. Explore shared parking with the Alano Club property. ARC1 - 4 ARCH-0903-15 (3049 & 3099 Broad) Page 5 Since conceptual review of the project, the applicant has reduced the overall commercial square footage of the project to 6,000 square feet (Attachment 4, Project Plans, Sheet A1); previously 7,200 square feet. As a result, parking requirements for the project have been reduced from 42 required spaces to 38 required spaces (Attachment 4, Project Plans, Sheet A1). The applicant proposes to provide 28 parking spaces (a 27% reduction request), including 4 instances of tandem (8 spaces total) for the residential units. In addition, the applicant has reduced the number of instances of tandem parking from 6 (12 spaces) to 4 (8 spaces). The 4 instances of tandem are dedicated for residential use only. Conclusion:Staff is supportive of the applicant’s request for a total 27% shared and mixed use parking reduction. As required by the Zoning Regulations, multiple uses/tenants will share a common parking lot 1 and the mix of residential and commercial users appropriately offset the times of maximum parking demand between uses2 (e.g. residences primarily use a shared parking lot in the evening, night, and early morning while commercial uses primarily use a shared parking lot in the middle of the day). Additionally, the applicant has reduced the parking demand as well as the number of instances of tandem parking to ensure that the commercial component of the project has adequate available spaces that are not arranged in tandem (i.e. 20 spaces are required for the commercial component, and 20 non- tandem parking spaces are provided). ARC Directional Item #10: Plans submitted for final ARC review shall incorporate a sign program including information on the sizes, locations, colors, materials, and types/illumination of signage proposed for the buildings and the overall site. Project signs shall be designed to be compatible with the architecture of proposed buildings. The applicant has provided a sign program (Attachment 4, Project Plans, Sheet A13). The sign program includes the following: x Wall Mounted Signs. Wall mounted, blade (projecting), and free standing (awning mounted) signs. One sign has been included for each commercial space (ranging between 24 and 32 square feet each) x Monument Sign. Amonument sign to provide signage for the rear tenants and the Alano Club (located behind the project site). x Illumination. Halo illumination proposed for wall signs. No other signs will be illuminated. x Letter Height. 16 inches for wall signage. 1 Zoning Regulations section 17.16.060.B: Shared parking reduction. Where two or more uses share common parking areas, the total number of parking spaces required may be reduced by up to 10%, with approval of an administrative use permit. Where shared parking is located on more than one parcel, affected parties must record an agreement governing the shared parking, to the satisfaction of the Director. 2 Zoning Regulations section 17.16.060.C: Mixed-use parking reduction. By approving an administrative use permit, the Director may reduce the parking requirement for projects sharing parking by up to 20%, in addition to the shared parking reduction, for a total maximum parking reduction of 30%, upon finding that the times of maximum parking demand from various uses will not coincide. ARC1 - 5 ARCH-0903-15 (3049 & 3099 Broad) Page 6 Conclusion: Consistent with the Community Design Guidelines, the proposed sign program includes consistent signage locations and design that is compatible with the project3, and signage is proposed at logical locations that does not appear cluttered. Additionally, the program is designed to comply with Sign Regulation size requirements. Staff finds the proposed sign program to comply with ARC directional item #10. ARC Directional Item #12: The applicant shall use authentic materials on the front elevation where horizontal siding is shown on plans. The applicant proposes the use of fiber cement board horizontal siding on the front elevation (Attachment 4, Project Plans, Sheet A6 & A11), as well as the rear and side elevations. The use of fiber cement board siding for the (tall) vertical elements is a preferred material choice due to easier maintenance and longevity. Real wood material is used for deck railings and canopies (Attachment 4, Project Plans, Sheet A12). Conclusion: Staff finds the use of fiber cement board horizontal siding and real wood siding to comply with ARC directional item #12. ARC Directional Item #13: The applicant should explore different material/color options to reduce the scale appearance of the rear elevation. The applicant has increased the variation of material on the rear elevation to reduce the scale appearance (Attachment 7, Supplemental Exhibit, Page 2). Due to the new 30-foot rear setback requirement of the South Broad Street Area Plan (discussed in section 2.5 above), the rear decks were reduced in size. However, the applicant has reduced the overall scale appearance of the rear elevation by incorporating appropriate articulation, color change, and awnings. Additionally, open slat style wood deck railings have replaced the former solid wall-style railings on the commercial level which adds articulation, interest, and further breaks up overall rear elevation massing. Conclusion:Staff finds the proposed modifications to reduce the scale appearance of the rear elevation in compliance with ARC directional item #13. ARC Directional Item #14: The applicant shall add articulation and/or material change to the right side elevation of residential Unit 7. The applicant has incorporated additional material change and articulation to the right side elevation (Attachment 4, Project Plans, Sheet A7, “Right/Rear 3 Community Design Guidelines Chapter 6.6.F Coordination, consistency. Signs should be in consistent locations throughout a project. The preparation of an overall signage program is highly recommended for projects with more than one business, including shopping centers, so that each sign appears thoughtfully designed in relation to the overall project and each other sign. This is not intended to suggest that all signs in the project must have the same design, or colors or material, but that they should be placed in consistent locations within the project, and not vary substantially in size. ARC1 - 6 ARCH-0903-15 (3049 & 3099 Broad) Page 7 Perspective” & “Right Elevation”). This was accomplished by extending the brick material, enlarging/pulling the balcony further back into the structure, and adding two articulated vertical elements (one with horizontal siding and the other finished with stucco). Conclusion: Staff finds the new material change/enhanced articulation to comply with ARC directional item #14. ARC Directional Item #15: The applicant shall modify the planes of material change (from brick to stucco) on the right and left-side elevations to terminate the brick material at a logical point of wall plane change. The applicant has provided additional offset between brick and stucco planes to ensure the brick material terminates at a point of wall plane change. For illustration, the applicant has provided additional perspective views with added shadow lines to highlight the material changes (Attachment 4, Project Plans, Sheet A7). Conclusion: Staff finds the modified planes between brick and stucco to comply with ARC directional item #15. 3.2 South Broad Street Area Plan Compliance 3.2.1 Setbacks The South Broad Street Area Plan (SBP) classifies Broad Street as a corridor street and requires a minimum setback of 0-feet and a maximum setback of 5-feet from the front property line. Due to an existing 15-foot public utility easement with existing utilities along Broad Street, the applicant was unable to meet the 5-foot maximum setback requirement, but moved the buildings to the maximum feasible setback; 10-foot setback for Building One and an 8-foot setback for Building Two (Attachment 4, Project Plans, Sheet A4). Staff recommends the ARC support the modified setback request based on consistency with the requirements of the SBP which allows variations to setback standards for “non-standard blocks” in order to “achieve equivalent access, connectivity, and land use compatibility” (SBP Section 4.5,page 33). 3.2.2 Design Guidelines The ARC reviewed and provided directional items to the applicant for project revisions prior to the adoption of the South Broad Street Area Plan (SBP); however, the project is in substantial compliance with the SBP design guidelines (SBP Section 5.0, page 41) and intent. Consistent with the SBP Design Guidelines recommended architectural style of Broad Street Village Contemporary4, the design of the buildings incorporate a blend of traditional and contemporary architectural forms, materials and influences. The design 4 South Broad Street Area Plan Chapter 5.3 Architectural Style (Broad Street Village Contemporary). Forms and materials are utilitarian and influences by sustainable green buildings features, such as: solar roofs; plaster; brick; or metal exterior walls; raised or recessed entries; patios, porches, and balconies; arcades and courtyards; wide roof overhangs; and use of glass, skylights and sustainable building materials. ARC1 - 7 ARCH-0903-15 (3049 & 3099 Broad) Page 8 incorporates a consistent use of articulation and material/color change throughout all elevations and the front (Broad Street) elevation, in particular, incorporates obvious street entries, significant articulation, and pedestrian scale through the use of awnings and trellis features (Attachment 7, Supplemental Exhibit). 4.0 ENVIRONMENTAL REVIEW The proposed mixed-used project is categorically exempt from environmental review (CEQA Guidelines, Section 15332, Class 32, In-fill Development Projects) because the project is within City limits, consistent with applicable with Zoning and General Plan policies, surrounded by urban uses, and is on a project site less than five acres in size served by required utilities and public services. 5.0OTHER DEPARTMENT COMMENTS Comments from the other departments have been incorporated into the recommended resolution as conditions of approval and/or code requirements. 6.0 ALTERNATIVES 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 ARC direction, the South Broad Street Area Plan, Community Design Guidelines, or other pertinent issues. 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity map 3. March 17, 2014 ARC Directional Items 4. Project Plans 5. Previous ARC Conceptual Review Staff Report and Minutes (March 17, 2014) 6. Previous Project Plans (March 17, 2014) 7. Supplemental Exhibits 8.0 REFERENCE DOCUMENT(S) 1. South Broad Street Area Plan (Available at slocity.org>government>community development>documents online>documents and codes>specific plans & development areas>south broad area (on left side of page)) Included in Committee member portfolio:Project Plans Available at ARC Hearing: Colors and Materials Board ARC1 - 8 Attachment 1 RESOLUTION NO. ####-15 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING ANEW MIXED-USE BUILDING WITH 6,000 SQUARE FEET OF COMMERCIAL, EIGHT RESIDENTIAL UNITS, AND PARKING EXCEPTIONS INCLUDING A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED AUGUST 17, 2015 3049, 3099 BROAD STREET (C-R ZONE; ARCH-0903-2015) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on March 17, 2014, pursuant to a proceeding instituted under ARC-C 11-14, Paul Abbott, applicant; and continued the project to a date uncertain and provided directional items to the applicant and staff; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on August 17, 2015, pursuant to a proceeding instituted under ARCH-0903- 2015in consideration of the response to ARC directional items, Vellum/Paul Abbott, 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 the staff atsaid hearings. 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 project (ARCH-0903-2015), based on the following findings: 1. That the project will not be detrimental to the health, safety, or welfare of those working or residing in the vicinity since the proposed project is consistent with the site’s zoning designation and will be subject to conformance with all applicable building, fire, and safety codes. 2. That the plan modifications made by the applicant comply with ARC direction provided on March 17, 2015. 3. That consistent with the Community Design Guidelines, the project is compatible in scale, siting, detailing, and overall character with buildings in the neighborhood. 4. That consistent with the Community Design Guidelines, the project incorporates articulation, massing, and a mix of color/finish materials that are compatible with the neighborhood. 5. That consistent with the South Broad Street Area Plan Design Guidelines, the project incorporates a blend of traditional and contemporary architectural forms, uses consistent ARC1 - 9 Attachment 1 Resolution No. ARC-####-15Page 2 3049/3099 Broad Street, ARCH-0903-2015 articulation and material/color change throughout all elevations, and incorporates pedestrian scale elements through use of awnings and trellis features. 6. That, as proposed, a 27% parking reduction is appropriate because the project includes a shared common parking lot and the mix of residential and commercial users will offset the times of maximum parking demand between uses. 7. That, as proposed, tandem parking is appropriate because it will be designated for residential users and sufficient non-tandem parking spaces remain for commercial tenants. 8. That, as proposed, the use of one compact parking space is appropriate as a minor exception (six inch width exception) consistent with other similar commercial developments, and allows the applicant to provide a functional parking space. 9. That the front setback variation is necessary at the subject location due to an existing public utilities easement with existing utilities making a compliant setback infeasible. The subject location is a non-standard block and the proposed setback (10-foot setback for Building One and an 8-foot setback for Building Two) still achieves equivalent access, connectivity, and land use compatibility, consistent with the South Broad Street Area Plan. 10. That the project is categorically exempt under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines because the project is within City limits, consistent with applicable City policy, surrounded by urban uses, and on a project site less than 5 acres in size served by required utilities and public services. SECTION 2. Action. The Architectural Review Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Division –Community Development Department 1. Final project design and construction drawings 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 list all conditions, and code requirements of project approval as Sheet No. 2. Reference should 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. The proposed monument sign and blade signs shall use finish materials/colors that are compatible with those used on the primary buildings, subject to the final approval of the Community Development Director. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements on elevation drawings. Plans shall clearly note that all stucco surfaces are not a sprayed-on product and have a smooth hand-troweled or sand finish appearance to the satisfaction of the Community Development Director. 4. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include ARC1 - 10 Attachment 1 Resolution No. ARC-####-15Page 3 3049/3099 Broad Street, ARCH-0903-2015 the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. 5. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall- mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 6. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line-of-sight diagram shall be included to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 7. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. a. Any proposed landscape lighting shall be shown on plans submitted for a building permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no brighter than approximately 15 watts) for the purpose of confining the light to the object of interest. 8. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. Engineering Division – Public Works/Community Development Department Condition(s) 9. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 10. The building plan submittal shall show any sections of damaged or displaced curb, gutter, and sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. ARC1 - 11 Attachment 1 Resolution No. ARC-####-15Page 4 3049/3099 Broad Street, ARCH-0903-2015 11. The new pork chop driveway entrance shall be designed according to current City and MUTCD Standards and to the satisfaction of the Public Works Department. 12. The proposed monument sign shall honor a 10’ sight triangle between vehicles exiting the common driveway and the adjoining back of sidewalk/ADA sidewalk extension or the sign shall be reduced in height to not more than 36” above the adjoining driveway surface, subject to the final approval of the Community Development Director. The final landscape plan shall be reviewed for similar compliance at the common driveway and along the northerly property line where located adjacent to the neighboring driveway. 13. Development of the driveway and parking area shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees/landscaping and where the driveway or parking area may occur within the dripline of any tree. Alternate paving materials shall be approved to the satisfaction of the Planning Division. 14. All parking spaces shall be able to be entered in one movement. All spaces, drive aisles, etc. shall be designed so that all vehicles can exit to the adjoining street in a forward motion in not more than two maneuvers. For purposes of maneuverability, all required and proposed covered and uncovered spaces shall be assumed to be occupied by a standard size vehicle. 15. The building plan submittal shall show all parking spaces that are adjacent to a post, column, or wall shall be one additional foot in width per City Engineering Standard 2220. 16. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 17. The building plan submittal shall show all new and existing water meters needed to serve all units within the proposed subdivision. The civil plans shall include details of the existing custom manifold. The custom manifold was designed to accommodate the expansion in the number of meters. Water meters shall be relocated or a new manifold installed to the satisfaction of the Public Works Department if required due to the driveway approach upgrade. 18. The building plan submittal shall include a complete grading, drainage, and topographical plan. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. 19. The building plan submittal shall show compliance with the Waterway Management Plan. Provide a complete hydrologic and hydraulic analysis report with the building plan submittal in accordance with the Waterway Management Plan Volume III, Drainage Design Manual. The report and plans shall show and note compliance with the previous development entitlements. The existing developed parcel may have included a final drainage design with credits taken for the impervious surfaces located on these parcels. The final report shall consider the existing drainage restrictions located at the next downstream box culvert. ARC1 - 12 Attachment 1 Resolution No. ARC-####-15Page 5 3049/3099 Broad Street, ARCH-0903-2015 20. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as regulated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City’s Website. The final analysis of impervious area may require compliance with Post Construction Stormwater Regulation Performance Requirement 3. 21. If run-off retention is required per Performance Requirement 3 or porous paving or other similar BMP is required or proposed, the project soils engineer shall evaluate said systems and designs and shall provide specific recommendations and shall review the final designs prior to building permit issuance. 22. An operations and maintenance manual will be required for the post-construction stormwater improvements. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 23. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. The City Arborist will support the removal of the existing on-site trees with compensatory tree plantings. If sufficient tree plantings cannot be accommodated on the site then trees shall be donated to the City for off- site plantings to satisfy the compensatory tree planting requirement, to the satisfaction of the City Arborist. 24. The building plan submittal shall show the existing and proposed street trees. Street trees are required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. One additional English Oak street tree may be required if the final driveway design and utility infrastructure will accommodate an additional street tree planting. Planting details shall be approved to the satisfaction of the City Arborist and shall conform to City Engineering Standards. 25. Tree protection measures 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 plans. Transportation Division - Public Works Department Condition(s) 26. Left turn access shall be restricted via a raised island for vehicles exiting the property via the proposed driveway. Utilities Department Condition(s) ARC1 - 13 Attachment 1 Resolution No. ARC-####-15Page 6 3049/3099 Broad Street, ARCH-0903-2015 27. Separate water meters shall be provided for each residential condo unit (8). Each commercial building shall be individually metered (2). The site shall also include a separate landscape meter (1) for a total of 11 water meters to serve the project. 28. The project’s proposed sewer lateral shall connect to the City main with a wye connection downstream of the existing cleanout. 29. Any private sewer services that cross one proposed parcel for the benefit of another shall provide evidence that a private utility easement appropriate for those facilities has been recorded prior to final Building Permit. 30. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided as well as an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 31. The project’s proposed landscape and irrigation plans must comply with the City’s Water Efficient Landscape Standards (Municipal Code Chapter 17.87) and the City’s Engineering Standards. The requirements can be found online at: http://www.slocity.org/home/showdocument?id=4723 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 17th day of August, 2015. _____________________________ Phil Dunsmore, Liaison Architectural Review Commission ARC1 - 14 R-2-S M R-2-S C-S-PD R-3-PD R-2-S C-C-S C-S-PD C-S M-PD C-R-SF M C-R-SF C-S C-R-SF R-2-S C/OS-40 R-2-S C-S-SF R-2-PD R-1-PD C-S-S C-R-SF R-1R-2 R-2-PD C-R-SF B R O A D R O C K V I E W GA R I B A L D I SWE E N E Y PERK I N S ORCUTT STON E R I D G E VICINITY MAP ARCH-0903-2015 3049/3099 BROAD ¯ Attachment 2 ARC1 - 15 April 8, 2014 Paul Abbott 3590 Broad Street, Suite 130 San Luis Obispo, CA 93401 SUBJECT: ARC-C 11-14: 3099 and 3049 Broad Street Conceptual review of a mixed-use project with eight residential units, 7,000-square feet commercial, and parking reductions Dear Mr. Abbott: The Architectural Review Commission, at its meeting of March 17, 2014, continued consideration of the above-listed project to a date uncertain with the following directional items: Planning Department 1. Plans submitted for final ARC review shall incorporate all requirements from the ARC Development Projects application checklist. a. Ensure elevation plans include elevation views of both buildings that face the central access-way (Building 1: north elevation, Building 2: south elevation). 2. The applicant shall clarify if a subdivision is proposed. If a subdivision is proposed, plans shall show compliance with the City’s Submission Regulations. 3. Include a sheet in plans submitted for final review that clarifies pedestrian circulation proposals and indicates way-finding methods to direct pedestrians from the parking area to the Broad Street storefronts. 4. Plans submitted for final ARC review shall provide justification of the need for compact spaces per Parking and Driveway Standard 2230. 5. Plans submitted for final ARC review shall clearly dimension and demonstrate vehicle circulation at the lower-level parking area per City standards, including additional width of stalls adjacent to obstructions. Vehicles shall be able to maneuver into all spaces in one motion and exit to the street in not more than two maneuvers. The minimum driveway width for this development is 20 feet which may not be enough space for vehicles to turn from the driveway into the parking areas. 6. The proposed 30% parking reduction is not supported. Tandem parking is supported for the residential component of the project. The residential component of the project should not be used in the proposed parking reduction due to tandem Attachment 3 ARC1 - 16 ARC-C 11-14 (3099 and 3049 Broad Street) Page 2 parking spaces not available to the general public. Explore shared parking with the Alano Club property. 7. Plans submitted for final ARC review shall clearly indicate the floor areas used to calculate parking for commercial floor area. 8. Plans submitted for final ARC review shall provide a dashed line indicating the floor above on all floor plan drawings. 9. Plans submitted for final ARC review shall include window details (including storefront and residential windows) indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses, and other related window features. 10. Plans submitted for final ARC review shall incorporate a sign program including information on the sizes, locations, colors, materials, and types/illumination of signage proposed for the buildings and the overall site. Project signs shall be designed to be compatible with the architecture of proposed buildings. 11. Public art will need to be provided or the in-lieu fee paid as a part of this project. During this early design phase of the project, the applicant shall consider providing public art within the project rather than paying the public art in-lieu fee. Examples of public art can be found at the following location: http://slocity.maps.arcgis.com/apps/MapTour/index.html?appid=fbad3e2447f14621 abf1733fd999ebf6&webmap=fa674701ae904514857472be1ecd4bfd 12. The applicant shall use authentic materials on the front elevation where horizontal siding is shown on plans. 13. The applicant should explore different material/color options to reduce the scale appearance of the rear elevation. 14. The applicant shall add articulation and/or material change to the right side elevation of residential unit 7. 15. The applicant shall modify the planes of material change (from brick to stucco) on the right and left-side elevations to terminate the brick material at a logical point of wall plane change. Engineering Department 16. The final ARC plans shall include complete site, utility, grading, and drainage plans. The final ARC submittal shall include a preliminary drainage report. The plans and report shall show and note compliance with the pertinent City Interim Low-Impact Development Standards for a Tier 2 project and the Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board. These regulations became effective March 6, 2014. Attachment 3 ARC1 - 17 ARC-C 11-14 (3099 and 3049 Broad Street) Page 3 17. The final ARC plans shall show and label the diameter and species of all existing trees to remain and trees to be removed. Tree removals may be approved by the ARC and City Arborist. If tree removals are appealed and/or not supported by the ARC and City Arborist, a separate Tree Committee action to remove trees will be required. Compensatory tree plantings on-site or off-site may be conditioned as part of the ARC approval process. The front yard landscaping plan should incorporate additional street tree plantings beyond the existing trees in tree wells. 18. The applicant shall clarify whether easements and maintenance agreements exist for a shared fire service and that a common fire sprinkler underground system complies with the Fire Code and is approved by the Fire Department. Otherwise, the final ARC plans shall show the location of the existing and proposed double- check assemblies. If a dedicated assembly is required for the two new buildings, the applicant should explore the option of installing an internal vertical double- check assembly. Public Works Department – Transportation 19. To further ensure pedestrian safety, project driveway exits shall provide a minimum of ten feet clear visibility to the back of sidewalk on both sides of the exit, unobstructed by building corners, columns, or any other visual impediments. The distance shall be measured from eight feet behind the stop bar and two feet to the right of the centerline where a driver would be located in a stopped vehicle and shown on building plans. 20. The project’s Broad Street frontage does not have a parking lane to accommoda te on-street deliveries so the project shall be designed to allow for on-site deliveries for both residential and commercial uses. Prospective tenants shall be notified of the project’s on-site delivery limitations so they can determine if it will meet their needs. 21. Prospective tenants shall be notified of the project’s requested and approved tandem parking. Additionally, tenants should be advised that they should ensure that the amount of on-site parking is adequate for their needs because they will not be able to obtain on-street parking permits for any additional parking needs. If you have any questions, please contact Marcus Carloni at (805) 781-7176. Sincerely, Pam Ricci, AICP Senior Planner cc: County of SLO Assessor’s Office Attachment 3 ARC1 - 18 ARC-C 11-14 (3099 and 3049 Broad Street) Page 4 cc: Randy Russom RRM Design Group 3765 S. Higuera Street San Luis Obispo, CA 93401 Donald H. Valley 1333 Costa Brava Pismo Beach, CA 93449 Attachment 3 ARC1 - 19 A1 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 TI T L E S H E E T PR O J E C T S T A T I S T I C S PR O J E C T D I R E C T O R Y VI C I N I T Y M A P SH E E T I N D E X OW N E R : VE L L U M / P A U L A B B O T T 35 9 0 B R O A D S T R E E T S T E . 1 3 0 S A N L U I S O B I S P O , C A 9 3 4 0 1 AR C H I T E C T : RR M D E S I G N G R O U P 3 7 6 5 S . H I G U E R A S T R E E T , S U I T E 1 0 2 S A N L U I S O B I S P O , C A 9 3 4 0 1 C O N T A C T : R A N D Y R U S S O M P H O N E : ( 8 0 5 ) - 5 4 3 - 1 7 9 4 E M A I L : R W R U S S O M @ R R M D E S I G N . C O M PR O J E C T A D D R E S S : 30 4 9 & 3 0 9 9 B R O A D S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 AP N N U M B E R S : 00 4 - 5 8 3 - 0 5 2 : P A R C E L 2 0 0 4 - 5 8 3 - 0 5 3 : P A R C E L 3 PR O J E C T D E S C R I P T I O N : TH R E E ( 3 ) - S T O R Y M I X E D U S E P R O J E C T W I T H A S S O C I A T E D O U T D O O R AM E N I T I E S A N D B A S E M E N T P A R K I N G . P R O J E C T C O N S I S T S O F R E T A I L / C O M M E R C I A L C O N D O S P A C E O N B R O A D S T R E E T W I T H E I G H T ( 8 ) RE S I D E N T I A L T W O - B E D R O O M T O W N H O U S E S O N T H E S E C O N D A N D TH I R D F L O O R S . AF F O R D A B L E H O U S I N G 1 U N I T T O B E P R O V I D E D A S A F F O R D A B L E I N C O M P L I A N C E W I T H OR D I N A N C E O R A N I N L I E U F E E T O B E P A I D E Q U A L T O 5 % O F P R O J E C T VA L U A T I O N . ZO N I N G : C- R MA X H E I G H T : 4 0 F T . DE N S I T Y A L L O W E D : 36 D U / A C DE N S I T Y P R O P O S E D : 8 U N I T S / 0 . 4 1 A C R E S = 1 9 . 5 D U / A C MA X L O T C O V E R A G E : 7 5 % ( 1 3 , 5 3 9 S F ) PR O P O S E D C O V . : 5 4 % ( 9 , 6 0 0 S F ) MA X F . A . R . : 1. 5 ( 2 7 , 0 7 8 S F ) PR O P O S E D F . A . R . : 1. 0 4 ( 1 8 , 7 0 0 S F ) LO T S I Z E : S F A C D U PA R C E L 2 9 0 4 8 . 2 1 4 PA R C E L 3 9 0 0 4 . 2 1 4 TO T A L 1 8 0 5 2 . 4 1 8 TO T A L S F : C O M M E R C I A L 1 S T F L O O R : 6 , 0 0 0 S F R E S I D E N T I A L 2 N D F L O O R : 6 , 3 0 0 S F R E S I D E N T I A L 3 R D F L O O R : 6 , 4 0 0 S F T O T A L : 1 8 , 7 0 0 S F DE C K S : 1 2 7 5 S F ST O R A G E : 1 5 8 5 S F TY P I C A L R E S I D E N T I A L U N I T : TO W N H O M E 2 B E D R O O M 2. 5 B A T H TE C H O R L O F T S P A C E +/ - 1 , 3 0 0 S Q . F T L I V I N G + D E C K PA R K I N G RE S I D E N T I A L U N I T S P A R K I N G R E Q U I R E D 2 B E D R O O M 8 1 6 S P A C E S GU E S T 1 P E R 5 2 S P A C E S SU B T O T A L 1 8 S P A C E S NE T C O M M E R C I A L A R E A P A R K I N G R E Q U I R E D BU I L D I N G 1 3 , 0 0 0 S F 1 0 S P A C E S BU I L D I N G 2 3 , 0 0 0 S F 1 0 S P A C E S SU B T O T A L 6 , 0 0 0 S F 2 0 S P A C E S To t a l R e q u i r e d : 3 8 s p a c e s De d i c a t e d R e s i d e n t i a l T a n d e m : 8 s p a c e s Re m a i n i n g s p a c e s A v a i l a b l e f o r R e d u c t i o n : 3 0 s p a c e s Re d u c t i o n s : 1 0 % S h a r e d P a r k i n g R e d u c t i o n 2 0 % M i x e d U s e P a r k i n g R e d u c t i o n 3 0 % T o t a l R e d u c t i o n : - 9 S p a c e s ( N o t e : T h i s r e p r e s e n t s 2 3 % t o t a l r e d u c t i o n ) To t a l R e q u i r e d a f t e r R e d u c t i o n : 2 1 s p a c e s No n - d e d i c a t e d S p a c e s P r o v i d e d : 2 0 s p a c e s Pa r k i n g U n m e t : 1 s p a c e Pa r k i n g C r e d i t f o r a d d i t i o n a l 1 5 b i k e s p a c e s 3 s p a c e s (1 s p a c e f o r e a c h a d d i t i o n a l 5 b i k e s p a c e s , se e b e l o w ) TO T A L P A R K I N G P R O V I D E D 20 s h a r e d a n d m i x e d u s e s p a c e s 8 d e d i c a t e d t a n d e m r e s i d e n t i a l s p a c e s 2 m o t o r c y c l e s p a c e s 8 b i k e s p a c e s - r e s i d e n t i a l l o n g t e r m 8 b i k e s p a c e s - c o m m e r c i a l l o n g t e r m 10 b i k e s p a c e s - c o m m e r c i a l s h o r t t e r m CO D E S Pr o j e c t t o c o m p l y w i t h a d o p t e d C A B u i l d i n g Co d e 2 0 1 3 a n d S a n L u i s M u n i c i p a l C o d e AC C E S S I B I L I T Y R E Q U I R E M E N T S Re s i d e n t i a l c o m p o n e n t d e s i g n e d a s a n el e v a t o r b u i l d i n g o f m u l t i s t o r y d w e l l i n g t y p e t o co m p l y w i t h C B C C h a p t e r 1 1 , 1 1 0 2 . A . 3 . 2 MI X E D U S E A R E A C A L C S Re s i d e n t i a l A l l o w a b l e A r e a : 2 8 , 0 0 0 s f Pe r C B C T a b l e 5 0 3 Re s i d e n t i a l P r o p o s e d A r e a : 1 2 , 7 0 0 s f Ar e a R a t i o : 0. 4 5 Co m m e r c i a l A l l o w a b l e A r e a : 1 8 , 0 0 0 s f Pe r C B C T a b l e 5 0 3 Co m m e r c i a l P r o p o s e d A r e a : 6 , 0 0 0 s f Ar e a R a t i o : 0. 3 3 Su m o f R a t i o s : 0 . 4 5 + 0 . 3 3 = 0 . 7 8 < 1 LA N D S C A P E A R E A : 1 6 5 0 S F IM P E R V I O U S S U R F A C E : 9 5 5 0 S F BROA D S T R E E T OR C U T T R O A D PR O J E C T SI T E A1 T I T L E S H E E T A2 E X I S T I N G S I T E P L A N A3 P A R K I N G L E V E L P L A N A4 C O M M E R C I A L - G R A D E L E V E L P L A N A5 R E S I D E N T I A L - L E V E L O N E A N D T W O P L A N S A6 E L E V A T I O N S A7 E L E V A T I O N S A8 E L E V A T I O N S A9 S I T E S E C T I O N A1 0 V E S T I N G T E N T A T I V E P A R C E L M A P A1 1 C O L O R S A N D M A T E R I A L S A1 2 A R C H I T E C T U R A L D E T A I L S A1 3 F R O N T S I G N S A1 4 C O N T E X T C1 G R A D I N G A N D D R A I N A G E P L A N C2 S I T E U T I L I T Y P L A N L1 P L A N T I N G P L A N L2 I R R I G A T I O N P L A N L3 L A N D S C A P E D E T A I L S A N D M A I N T . BI K E P A R K I N G R E Q U I R E D P R O V I D E D Re s i d e n t i a l L o n g T e r m : 8 s p a c e s 8 s p a c e s Co m m e r c i a l S h o r t T e r m : 3 s p a c e s 1 0 s p a c e s Co m m e r c i a l L o n g T e r m : - 8 s p a c e s To t a l : 1 1 s p a c e s 2 6 s p a c e s 15 a d d i t i o n a l b i k e s p a c e s p r o v i d e d Attachment 4 ARC1 - 20 TURNOUT 10' - 0" FIRE TRUCK FH DRIVEWAY 18' - 0" EASMENT 20' - 0" DRIVEWAY TURN OU T 30 ' - 0 " FI R E T R UC K SETBACK 5' - 0" SEW E R E A SME N T 7' - 0 2 7 /3 2" P R I V A T E TO B E R E M OVE D EX I S TI N G HO U SE O EX I STI N G STR E E T T R E E EX I STI N G STR E E T T R E E 36 " D I A . OAK T R E E 36 " D I A. OAK T R E E 12 " D I A . OAK T R EE 18 " D I A. OAK T R EE 18 " D I A. OAK T R E E 12 " D I A . OAK T R EE EX I STI N G T R E E S TO B E R E M OVE D EX I STI N G T R E E S TO B E R E M OVE D EX I STI N G T R E ES TO B E R E M OVE D PR OPE R T Y L I N E 149.9' 150' 11 9.3' 12 1 . 5' PAR CEL 2 PAR C E L 3 PAR CEL 1 SEWER EASMENT 10' - 0" PUBLIC 10' X 1 5' E A SEM E N T R FO R P R IV A T E SE W E R DRAINAGEEASEMENT 10' - 0" 10' X 2 4 ' E A SEM E N T FOR P R I V A T E W A T E R L I N E Na t u r a l G r a d e B e l o w B u i d l i n g Hi g h P o i n t = 2 4 8 . 7 5 ’ Na t u r a l G r a d e B e l o w B u i d l i n g Lo w P o i n t = 2 4 1 . 5 ’ A2 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 EX I S T I N G S I T E P L A N BROAD STREET 0 SC A L E 1 ” = 8 ’ 81 624 4 Attachment 4 ARC1 - 21 UP 5' - 0 " 3' - 0" 6' - 0 " 24 ' - 0 " 60' - 0"20' - 0"65' - 1" 24 ' - 0 " 13' - 0" 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 252324 26 27 8.6'8.6'8.6'8.6'8.6'8.6'8.6'8.6'8.6'8.6' 5' - 0 " 16 ' - 0 " 24 ' - 0 " C 9.6'9.6'8.6'5' - 0" RE S I D E N T ST O R A G E RE S I D E N T ST O R A G E RE S I D E N T ST O R A G E RE S I D E N T ST O R A G E RE S I D E N T ST O R A G E LO N G - T E R M CO M M E R C I A L BI K E ST O R A G E ME C H / S T O R . EL E V . RE S I D E N T ST O R A G E RE S I D E N T ST O R A G E RE S I D E N T ST O R A G E RE S I D E N T ST O R A G E M. C . # 1 M. C . # 2 RA M P D O W N 16 ' - 0 " 30 ' - 0 " 5' - 0" 3' - 0" 9.6'8.6' 16 ' - 0 " 18 ' - 5 " 16 ' - 0 " 2' - 6 " 8.6'9' - 0" 9.6' BU I L D I N G A B O V E BU I L D I N G A B O V E 8.6' 8.6'8.6'8.6' 16 ' - 0 " 16 ' - 0 " 22 PR O P E R T Y L I N E NO PARKING EQ U I P . WALKWAY WALKWAY 28 FH PA R C E L 1 TU R N O U T 30 ' - 0 " F I R E T R U C K TURNOUT 10'-0"FIRETRUCK 10 ' X 2 4 ' E A S E M E N T FO R P R I V A T E W A T E R L I N E 10 ' X 1 5 ' E A S E M E N T FO R P R I V A T E S E W E R SEWEREASMENT 10'-0"PUBLIC 3'-0" 149.91' 149.97' 11 9 . 2 5 ' 12 1 . 5 4 ' FI R E L A N E IN D I C A T E D A L O N G R A M P NO P A R K I N G CO N C R E T E P A D 8.6' 2' - 6 " 6' - 0 " EX I S T I N G S T R U C T U R E EX I S T I N G S T R U C T U R E FROMEXISTINGSTRUCTURE 50'-0" FOROCCUPANTSOFPARCEL1 AVAILABLEAREAOFSAFEDISPERSAL FI R E A P P A R A T U S A C C C E S S R A O D DE S I G N E D T O S U P P O R T 6 0 , 0 0 0 L B S FI R E A P P A R A T U S L O A D , AL L W E A T H E R S U R F A C E FI R E SP R I N K L E R RI S E R EQ U I P . 15'-0" 15 ' - 0 " PE R M A N E N T L Y M A I N T A I N E D D E S I G N A T E D AR E A O F S A F E D I S P E R S A L F O R P A R C E L 1 PE R A G R E E M E N T W I T H A L A N O C L U B . PA T H A N D I N S T A L L A T I O N P E R CB C 1 0 2 7 5 , E X C E P T I O N . 18 ' - 0 " A3 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 0 SC A L E 1 ” = 8 ’ 81 624 4 FL O O R P L A N PA R K I N G L E V E L SE C T I O N A BI C Y C L E ST O R A G E , ON E P E R ST O R A G E U N I T , TO T A L 8 BI C Y C L E ST O R A G E U N I T , TO T A L 8 BI C Y C L E ST O R A G E , ON E P E R ST O R A G E U N I T , TO T A L 8 PA T H O F T R A V E L O U T S I D E OF V E H I C U L A R P A T H PE D E S T R I A N P A T H OF T R A V E L PE D E S T R I A N P A T H OF T R A V E L SE C T I O N A FI R E D E P A R T M E N T CO N N E C T I O N BROAD STREET Pe d e s t r i a n P a t h WF - 1 WF - 2 WF - 3 WF - 4 WF - 5 WF - 6 WF - 7 Wa y F i n d i n g L e n g e n d WF - 1 WF - 1 WF - 7 WF - 4 Attachment 4 ARC1 - 22 UP UP RE S T R O O M RE S T R O O M EL E V . ME C H . ME C H / E L E C . RE S T R O O M RE S T R O O M RA M P D O W N 60' - 0"65' - 0"5' - 0" PR O P E R T Y L I N E 149.91' 149.97' 11 9 . 2 5 ' 12 1 . 5 4 ' BR I D G E A B O V E 17 ' - 0 " C L E A R A N C E 20' - 0" 10'- 0" PR O P O S E D SE T B A C K 39 ' - 2 " FI R E L A N E IN D I C A T E D A L O N G R A M P *N O P A R K I N G * SIDEWALKSIDEWALKMO N U M E N T SI G N FI R E A P P A R A T U S A C C C E S S R A O D DE S I G N E D T O S U P P O R T 6 0 , 0 0 0 L B S FI R E A P P A R A T U S L O A D , AL L W E A T H E R S U R F A C E EL E C . 4'-0" CLR. 4'-0" CLR. 4'-0" CLR. RAM P D OWN 149.97' 10' - 0" PR OPOS ED SET B A CK FI R E L A N E IN D I CAT E D A L ONG R A M P *N O P A R K I N G* MO NUME N T SIGN 4'-0" CLR -0" CLR. 4 RE S T R O O M RE S T R O O M EL E C . ELE V . MECH. MECH/EL E C. RE STR O O M RE S T R O O M 4' UP . UPUUPU 4'-0" CLR. SIDEWALKSIDEWALK A4 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 BROAD STREET RE T A I L 8 88 5 S F RE T A I L 6 45 6 S F RE T A I L 2 10 9 2 S F RE T A I L 1 84 9 S F RE T A I L 4 55 0 S F RE T A I L 3 46 8 S F RE T A I L 5 71 5 S F RE T A I L 7 79 8 S F CO M M E R C I A L - G R A D E L E V E L Pe d e s t r i a n P a t h BA C K F L O W AS S E M B L Y (5 ) B I C Y C L E R A C K S (5 ) B I C Y C L E R A C K S SE C T I O N A SE C T I O N A 0 SC A L E 1 ” = 8 ’ 81 624 4 FL O O R P L A N Pe d e s t r i a n P a t h WF - 1 WF - 2 WF - 3 WF - 2 WF - 3 WF - 7 WF - 6 WF - 4 WF - 5 WF - 6 WF - 7 Wa y F i n d i n g L e n g e n d Attachment 4 ARC1 - 23 UP 5' - 0" 29' - 1"28' - 7" 25' - 2" 30' - 0"25' - 0" 57' - 8"55' - 0" 28' - 3"22' - 3" 42' - 8 1/2" 23' - 4 1/2"28' - 4" 51' - 8 1/2"50' - 6" 29 ' - 1 1 " 40 ' - 6 " 70 ' - 5 " 74 ' - 5 " 33 ' - 1 1 " 40 ' - 6 " 39 ' - 2 " 39 ' - 2 " UN I T 4 UN I T 1 UN I T 2 UN I T 3 UN I T 6 UN I T 7 UN I T 8 UN I T 5 LO F T OP E N OP E N OP E N OP E N OP E N OP E N OP E N OP E N BE D 2 MA S T E R BE D MA S T E R BE D MA S T E R BE D MA S T E R BE D MA S T E R BE D MA S T E R BE D MA S T E R BE D BE D 2 BA . MS T R . BA . MS T R . BA . BA . BE D 2 MS T R . BA . BE D 2 BA . MS T R . BA . BE D 2 BA . MS T R . BA . BE D 2 BA . BA . MS T R . BA . BE D 2 MA S T E R BE D MS T R . BA . BA . MS T R . BA . BE D 2 BA . 1' - 0" 13' - 6" 1' - 0" 10' - 6" UP UP UP 5' - 0" 25' - 2" 39 ' - 2 " 39 ' - 2 " 30 ' - 5 " 40 ' - 0 " 23' - 4 1/2"28' - 4" 51' - 8 1/2" 29' - 1"28' - 7" 57' - 8" 25' - 0"30' - 0" 55' - 0" 42' - 8 1/2"50' - 6" 28' - 3"22' - 3" EL E V . 33 ' - 1 1 " 40 ' - 6 " 74 ' - 5 " DI N I N G DI N I N G DI N I N G DI N I N G GR E A T RO O M GR E A T RO O M GR E A T RO O M GR E A T RO O M KI T C H E N KI T C H E N KI T C H E N KI T C H E N KI T C H E N GR E A T RO O M DI N I N G GR E A T RO O M DI N I N G KI T C H E N DI N I N G GR E A T RO O M KI T C H E N GR E A T RO O M KI T C H E N DI N I N G PW D R PW D R PW D R PW D R PW D R PW D R PW D R PW D R UN I T 4 UN I T 1 UN I T 2 UN I T 3 UN I T 6 UN I T 7 UN I T 8 UN I T 5 RO O F DE C K DE C K DE C K DE C K DE C K DE C K DE C K DE C K 1' - 0" 1' - 0" A5 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 FL O O R P L A N S 0 SC A L E 1 ” = 8 ’ 81 624 4 RE S I D E N T I A L - L E V E L O N E A N D T W O LE V E L O N E LE V E L T W O BUILDING ONE BUILDING ONE BUILDING TWO BUILDING TWO 1 h r e x t e r i o r w a l l a t d e c k r a i l w i t h i n 1 0 ’ of p r o p e r t y l i n e . Al l o w a b l e o p e n i n g 2 5 % o f w a l l a r e a . 1 h r e x t e r i o r w a l l & d e c k r a i l w i t h i n 1 0 ’ of p r o p e r t y l i n e . No o p e n i n g s a l l o w e d . *C o n s t r u c t i o n T e c h n i q u e s t o m e e t m i n i m u m s o u n d m i t i g a t i o n re q u i r e m e n t s f o r i n t e r i o r s p a c e s a s o u t l i n e d i n t h e G e n e r a l Pl a n N o i s e E l e m e n t . 1 h r e x t e r i o r w a l l a t d e c k r a i l w i t h i n 1 0 ’ of p r o p e r t y l i n e . Al l o w a b l e o p e n i n g 2 5 % o f w a l l a r e a . Attachment 4 ARC1 - 24 A6 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 EL E V A T I O N S 0 SC A L E 1 ” = 8 ’ 81 624 4 FR O N T E L E V A T I O N RE A R E L E V A T I O N RE S I D E N T I A L L E V E L 2 RU N N I N G B O N D B R I C K FI B E R C E M E N T B O A R D S I D I N G FI B E R C E M E N T B O A R D S I D I N G ST E E L ST E E L ST U C C O , D E S E R T B E I G E ST U C C O , D E S E R T B E I G E ST U C C O , T H U N D E R S K Y ST U C C O , T H U N D E R S K Y AL U M I N U M S T O R E F R O N T AL U M I N U M S T O R E F R O N T RE S I D E N T I A L L E V E L 2 RE S I D E N T I A L L E V E L 1 RE S I D E N T I A L L E V E L 1 CO M M E R C I A L L E V E L CO M M E R C I A L L E V E L PA R K I N G L E V E L PA R K I N G L E V E L PA R K I N G L E V E L B E L O W 23 9 ’ F . F . 23 9 ’ F . F . 28 4 ’ T . O . R . 28 4 ’ T . O . R . 2 7 4 ’ F . F . 2 7 4 ’ F . F . 26 4 ’ F . F . 26 4 ’ F . F . 25 1 ’ F . F . 25 1 ’ F . F . Attachment 4 ARC1 - 25 A7 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 EL E V A T I O N S 0 SC A L E 1 ” = 8 ’ 81 624 4 LE F T E L E V A T I O N BR O A D S T . BR O A D S T . RI G H T E L E V A T I O N RI G H T / R E A R P E R S P E C T I V E LE F T / R E A R P E R S P E C T I V E PA R K I N G L E V E L B E L O W PA R K I N G L E V E L B E L O W 28 4 ’ T . O . R . 28 4 ’ T . O . R . 27 4 ’ F . F . 27 4 ’ F . F . 26 4 ’ F . F . 26 4 ’ F . F . 25 1 ’ F . F . 25 1 ’ F . F . 23 9 ’ F . F . 23 9 ’ F . F . RE S I D E N T I A L L E V E L 2 RE S I D E N T I A L L E V E L 2 RE S I D E N T I A L L E V E L 1 RE S I D E N T I A L L E V E L 1 CO M M E R C I A L L E V E L CO M M E R C I A L L E V E L PA R K I N G L E V E L PA R K I N G L E V E L FI B E R C E M E N T B O A R D S I D I N G FI B E R C E M E N T B O A R D S I D I N G ST E E L ST U C C O , D E S E R T B E I G E ST U C C O , D E S E R T B E I G E ST U C C O , T H U N D E R S K Y ST U C C O , T H U N D E R S K Y AL U M I N U M S T O R E F R O N T AL U M I N U M S T O R E F R O N T RU N N I N G B O N D B R I C K RU N N I N G B O N D B R I C K ST A I N E D W O O D ST A I N E D W O O D Attachment 4 ARC1 - 26 13’-6” 13’-6” FIRE TRUCK CLEARANCE FIRE TRUCK CLEARANCE 17’-0” CLR. AT BRIDGE 17’-0” CLR. AT BRIDGE A8 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 BU I L D I N G T W O - L E F T E L E V A T I O N BU I L D I N G T W O - F R O N T / L E F T P E R S P E C T I V E BU I L D I N G O N E - R I G H T E L E V A T I O N BU I L D I N G O N E - F R O N T / R I G H T P E R S P E C T I V E EL E V A T I O N S 0 SC A L E 1 ” = 8 ’ 81 624 4 ST A I N E D W O O D ST AI N E D W O O D ST E E L ST E E L ST U C C O , D E S E R T B E I G E ST U C C O , D E S E R T B E I G E ST U C C O , T H U N D E R S K Y ST U C C O , T H U N D E R S K Y AL U M I N U M S T O R E F R O N T AR E A D E S I G N A T E D F O R PU B L I C A R T AR E A D E S I G N A T E D F O R PU B L I C A R T RU N N I N G B O N D B R I C K RU N N I N G B O N D B R I C K Attachment 4 ARC1 - 27 9 ’ 40 ’ 9’12 ’ 9’ Av g . N a t u r a l G r a d e = Ma x . H e i g h t = 2 4 5 . 1 2 5 ’ + 4 0 ’ = 28 5 . 1 2 5 ’ Na t u r a l G r a d e B e l o w B u i d l i n g Hi g h P o i n t = 2 4 8 . 7 5 ’ Na t u r a l G r a d e B e l o w B u i d l i n g Lo w P o i n t = 2 4 1 . 5 ’ NO T E : M I N . C L R . A T AC C E S S I B L E S P A C E 8 ’ - 2 ” Av g . N a t u r a l G r a d e Be l o w B u i d l i n g 2 4 5 . 1 2 5 ’ (H i g h P o i n t - L o w P o i n t ) / 2 + L o w P o i n t (2 4 8 . 7 5 ’ - 2 4 1 . 5 ) / 2 + 2 4 1 . 5 = 24 5 . 1 2 5 ’ Dr i v e w a y V e r t i c a l C l e a r a n c e D i a g r a m 2 6 4 ’ F . F . PA R K I N G EL E V A T E D WA L K W A Y 15 % S L O P E 2 5 1 ’ F . F . 8’ 1 6 ’ 32 ’ 48 ’ 0 SC A L E 1 ” = 1 6 ’ 17 ’ - 0 ” CL R 34 De v e l o p m e n t S t a n d a r d s pp y ç Bu i l d i n g H e i g h t s Bu i l d i n g h e i g h t i s m e a s u r e d f r o m t h e a v e r a g e l e v e l o f t h e gr o u n d u n d e r t h e b u i l d i n g ( b e f o r e g r a d i n g a n d i m p r o v e m e n t s ) KE Y TY P E MI N I M U M M A X I M U M A Bu i l d i n g h e i g h t 25 ’ 3 5 ’ A 0L [ H G X V H E X L O G L Q J K H L J K W R U V L W H Z L W K K L V W R U L F E X L O G L Q J 25 ’ ¶ B 9H U W L F D O F O H D U D Q F H W R E X L O G L Q J S U R M H F W L R Q E D O F R Q L H V ¶ - C 8S S H U V W R U \ S U R M H F W L R Q L Q W R S X E O L F U L J K W R I Z D \ ¶ D Gr o u n d s t o r y , c l e a r i n t e r i o r h e i g h t ¶ - E 8S S H U V W R U L H V F O H D U L Q W H U L R U K H L J K W ¶ - )L Q L V K H G À R R U K H L J K W D E R Y H D G M D F H Q W V L G H Z D O N -3 ’ Bu i l d i n g S e c t i o n Bu i l d i n g H e i g h t a n d P r o j e c t i o n s So u r c e : P i e r r e R a d e m a k e r D e s i g n A9 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 SI T E S E C T I O N 0 SC A L E 1 ” = 8 ’ 81 624 4 23 9 ’ F F 25 1 ’ F F 26 4 ’ F . F . MA X . A L L O W A B L E H E I G H T 28 5 . 1 2 5 ’ CO M M E R C I A L LE V E L 2 - R E S I D E N T I A L LE V E L 3 - R E S I D E N T I A L LE V E L 2 - R E S I D E N T I A L LE V E L 3 - R E S I D E N T I A L PA R K I N G L E V E L ST O R A G E 28 4 ’ T . O . R . 27 4 ’ F . F . UN I T 2 UN I T 2 UN I T 1 UN I T 1 BR O A D S T . S R I % U R D G 6 W U H H W 6 S H F L ¿ F 3 O D Q Attachment 4 ARC1 - 28 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 A1 0 VE S T I N G T E N T A T I V E P A R C E L M A P Attachment 4 ARC1 - 29 A1 1 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 CO L O R S A N D M A T E R I A L S BR I C K MC N E A R B R I C K & B L O C K PI E D M O N T WO O D SH E R W I N W I L L I A M S CI D E R M I L L S W 3 5 1 2 FI B E R C E M E N T B O A R D S I D I N G , DU N N E D W A R D S BU R N T A L M O N D , D E 5 2 5 8 ST U C C O ME R L E X TH U N D E R S K Y P - 2 0 9 0 ST U C C O ME R L E X DE S E R T B E I G E P - 1 7 4 ST E E L DU N N E D W A R D S IR O N F I X T U R E D E 6 3 8 4 ST O R E F R O N T & A W N I N G S KA W N E E R A N O D I Z E D F I N I S H CL E A R PA T I O C O L O R E D C O N C R E T E CO N C R E T E D E S I G N S , I N C GB 8 0 Attachment 4 ARC1 - 30 A1 2 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 AR C H I T E C T U R A L D E T A I L S ST A I N E D W O O D C A N O P Y 4X 1 0 W O O D M E M B E R S FI B E R C E M E N T B O A R D S I D I N G ST U C C O , D E S E R T B E I G E ST U C C O , T H U N D E R S K Y AL U M I N U M A W N I N G S I G N S 16 ” H I G H L E T T E R S ST A I N E D W O O D R A I L S AL U M I N U M A W N I N G 4’ P R O J E C T I O N AL U M I N U M W A L L S I G N S 16 ” H I G H L E T T E R S ST E E L C A N O P Y S U P P O R T S 8x 8 S T E E L T U B E ST E E L C A N O P Y S U P P O R T S 8x 8 S T E E L T U B E ST E E L S T O R E F R O N T H E A D E R WO O D P L A N T E R B O X RU N N I N G B O N D B R I C K RU N N I N G B O N D B R I C K ST A I N E D W O O D R A I L S ST O R E F R O N T S Y S T E M Attachment 4 ARC1 - 31 3' - 3 1/2" 3' - 8 " 0' - 1 0 " 1' - 0 " 3' - 6 " 1 2 3 4 1' - 0" A1 3 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 FR O N T S I G N S FR E E S T A N D I N G S I G N , TE N A N T 6 , A R E A ( 8 ’ X 4 ’ ) 3 2 S F MO N U M E N T S I G N W / A D D R E S S E S FO R 3 P A R C E L S AR E A : 1 1 . 9 S F WA L L M O U N T E D S I G N , TE N A N T 3 , A R E A ( 8 ’ X 4 ’ ) 3 2 S F WA L L M O U N T E D S I G N , TE N A N T 2 , A R E A ( 8 ’ X 4 ’ ) 3 2 S F BL A D E S I G N , T E N A N T 8 AR E A ( 3 ’ X 8 ’ ) 2 4 S F BL A D E S I G N , TE N A N T S 5 & 7 , AR E A ( 3 ’ X 8 ’ ) 2 4 S F (R E A R T E N A N T S ) WA L L M O U N T E D BU I L D I N G A D D R E S S ( 2 ) , 5” H I G H x 1 / 2 ” S T R O K E ON C O N T R A S T I N G BA C K G R O U N D BL A D E S I G N , TE N A N T S 1 & 4 , AR E A ( 3 ’ X 8 ’ ) 2 4 S F (R E A R T E N A N T S ) AL L O W A B L E S I G N S T A T I S T I C S PR O P O S E D S I G N S T A T I S T I C S ZO N I N G : C- R SI G N T Y P E A L L O W E D : A L L T Y P E S TO T A L N U M B E R A L L O W E D : 4 / T E N A N T S P . MA X C U M U L A T I V E S I G N A R E A : 2 0 0 S F / T E N A N T SP E C I A L I L L U M I N A T I O N R E S T R I C T I O N S : NO N E TE N A N T 1 & 4 BL A D E S I G N : 1 = 2 4 S F CU M U L A T I V E A R E A O F S I G N : 24 S F < 4 0 0 S F ( 2 0 0 S F / T E N A N T ) TE N A N T 2 WA L L M O U N T E D S I G N : 1 = 3 2 S F CU M U L A T I V E A R E A O F S I G N : 32 S F < 2 0 0 S F TE N A N T 3 WA L L M O U N T E D S I G N : 1 = 3 2 S F CU M U L A T I V E A R E A O F S I G N : 32 S F < 2 0 0 S F TE N A N T 5 & 7 BL A D E S I G N : 1 = 2 4 S F CU M U L A T I V E A R E A O F S I G N : 24 S F < 4 0 0 S F ( 2 0 0 S F / T E N A N T ) TE N A N T 6 FR E E S T A N D I N G S I G N : 1 = 3 2 S F CU M U L A T I V E A R E A O F S I G N : 32 S F < 2 0 0 S F TE N A N T 8 BL A D E S I G N : 1 = 2 4 S F CU M U L A T I V E A R E A O F S I G N : 24 S F < 2 0 0 S F TE N A N T 1 ( R E A R ) TE N A N T 4 ( R E A R ) TE N A N T 5 ( R E A R ) TE N A N T 7 ( R E A R ) TE N A N T 2 ( F R O N T ) TE N A N T 3 ( F R O N T ) TE N A N T 6 ( F R O N T ) TE N A N T 8 ( F R O N T ) SI G N T Y P E S FR E E - S T A N D I N G ( A W N I N G M O U N T E D ) WA L L M O U N T E D BL A D E S I G N MO N U M E N T S I G N 30 4 9 S h o p 30 7 5 A l a n o C l u b 30 9 9 S h o p 6’-0” 2’ - 0 ” S I G N A G E 1. 5 ” H i g h x 1 / 2 ” S t r o k e A d d r e s s N u m b e r s o n C o n t r a s t i n g B a c k g r o u n d 2. S t a i n e d W o o d : S h e r w i n W i l l i a m s , C i d e r M i l l S W 3 5 1 2 3. P a i n t e d S t e e l : D u n n E d w a r d s , I r o n F i x t u r e D E 6 3 8 4 4. B r i c k B a s e : M c N e a r B r i c k & B l o c k P i e d m o n t TO P V I E W FR O N T V I E W Attachment 4 ARC1 - 32 A1 4 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 CO N T E X T BR O A D S T R E E T St r e e t E l e v a t i o n BR O A D S T R E E T CR O S S R O A D S S H O P P I N G C E N T E R BL D G 1 Cr o s s r o a d s S h o p p i n g C e n t e r BL D G 2 BL D G 2 BL D G 1 O R C U T T R D Si t e P l a n Attachment 4 ARC1 - 33 C1 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 GR A D I N G A N D D R A I N A G E P L A N S 0 SC A L E 1 ” = 1 0 ’ 10 2 0 3 0 5 Attachment 4 ARC1 - 34 C2 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 SI T E U T I L I T Y P L A N Attachment 4 ARC1 - 35 L1 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 PL A N T I N G P L A N Attachment 4 ARC1 - 36 L2 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 IR R I G A T I O N P L A N Attachment 4 ARC1 - 37 L3 BR O A D S T R E E T MI X E D U S E DA T E : J u l y 1 4 , 2 0 1 5 LA N D S C A P E D E T A I L S A N D M A I N T . Attachment 4 ARC1 - 38 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Conceptual review of a mixed-use project with eight residential units, 7,000-square feet of commercial and parking reductions. PROJECT ADDRESS:3049 & 3099 Broad Street BY:Marcus Carloni, Associate Planner Phone Number: 781-7176 e-mail: mcarloni@slocity.org FILE NUMBER: ARC-C 11-14 FROM:Pam Ricci, Senior Planner RECOMMENDATION:Continue the project to a date uncertain with direction to staff and the applicant on items to be addressed in plans submitted for final approval. SITE DATA Applicant Paul Abbott Representative Randy Russom, RRM Design Group Zoning C-S-S; Service Commercial Special Considerations General Plan Services and Manufacturing Site Area ~18,000 square feet (0.41- acre) Environmental Status Preliminary plans indicate the project is likely categorically exempt from environmental review under section 15332 (In-fill Development) CEQA Guidelines SUMMARY The applicant proposes to redevelop an existing underdeveloped sloping site with a mixed-use project incorporating 7,000 square feet of grade level commercial space with eight upper floor residential units. The applicant is also requesting a 30% parking reduction as well a proposal to utilize tandem and compact parking spaces. Staff has reviewed the project’s consistency with the Community Design Guidelines and Zoning Regulations and has provided an analysis in section 3.0 below and has provided directional items in section 6.0 below. The project has been scheduled for a conceptual review before the ARC to allow staff and the applicant, to receive feedback and direction prior to finalizing plans and returning for final approval. Meeting Date: March 17, 2014 Item Number: 1 Attachment 5 ARC1 - 39 ARC-C 11-14 (3049 & 3099 Broad) Page 2 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines, Zoning Regulations (for parking reductions), and applicable City standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The project site consists of approximately 18,000 square feet of land in the Service Commercial Special Considerations (C-S-S) zone. The Special Considerations Overlay zone was applied to this site to ensure compatibility with the adjacent residential neighborhood and due to noise exposure. The subject location has an existing residential structure (to be removed), driveway, and trees but is otherwise majority undeveloped (Attachment 3, Project Plans, Sheet A2). The property fronts Broad Street and backs up to the recently redeveloped Alano Club property. Site Size ~18,000 square feet Present Use & Development Majority undeveloped Topography Approximately 10% cross slope Access Broad Street Surrounding Use/Zoning North: C-S-S zone Commercial Uses including the Brickyard commercial center South: C-S-PD zone The Crossroads shopping center East: C-S/C-S-PD Commercial Uses including Chevron Station and the Brickyard commercial center West: C-S-S and R-2-S zones commercial uses and multi-family residences along Rockview Place and Sweeney Lane 2.2 Project Description Significant project features include the following (Attachment 3, Project Plans): 1. Development of a three story mixed-use building with basement parking. a. Eight ~1,300 square foot two-bedroom residences on the upper floors. b. 7,200 square feet of commercial at grade level fronting Broad Street. 2. Contemporary design incorporating the following: a. Grade level patios for retail uses b. Upper level patios for residential uses c. Bridge connection between buildings at the first residential level d. Wood and steel trellis features e. Brick, stucco, and horizontal siding 3. Proposed 10% shared use parking reduction 4. Proposed 20% mixed use parking reduction 5. Proposed tandem and compact parking spaces Attachment 5 ARC1 - 40 ARC-C 11-14 (3049 & 3099 Broad) Page 3 2.3Project Statistics Statistics Item Proposed 1 Ordinance Standard 2 Street Yard 15 feet 15 feet Max. Height of Structure(s) 35 feet 35 feet Building Coverage (footprint) 50% 75 % Building Coverage (FAR) 1.23 FAR 1.5 FAR Parking Spaces 303 423 Notes: 1. Applicant’s project plans dated January 21, 2014 2. City Zoning Regulations 3. Proposed 30% parking reduction (see section 3.2 below) 3.0 PROJECT ANALYSIS 3.1Site Plan Consistent with the Community Design Guidelines, the proposed buildings are oriented parallel and as close as possible to Broad Street1 with parking facilities located in the portion of the site least visible from Broad Street2 (Attachment 3, Project Plans, Sheet A4). Due to the project site’s east to west slope, the applicant proposes a central driveway ramp down to underground parking (see Attachment 3, Project Plans, Sheet A3). However, plans do not delineate a safe path of travel for pedestrians to walk out of the parking garage and access the storefronts along Broad Street. For Consistency with the Community Design Guidelines, the ARC should direct the applicant to provide a delineated path of travel for pedestrians in/out of the parking garage to building entrances3 (Directional Item #3). 3.2Parking The applicant is proposing a 10% shared use and 20% mixed use parking reduction for a total of 30%. A shared use parking reduction may be applied for projects with common parking areas4, which is the case for this project, however, approval of a mixed use parking reduction requires finding the times of maximum parking demand from various uses to not coincide5 (e.g. residences primarily use a shared parking lot in the evening, night, and early morning while commercial uses primarily use a shared parking lot in the middle of the day). Because the proposed tandem parking spaces will likely be designated for residential uses, the mixed use parking reduction may be difficult to support because the parking lot will not actually be shared. Staff is looking to the ARC 1 Community Design Guidelines Chapter 3.1.C2: Building and parking location. Buildings should generally be oriented parallel to streets and should be placed as close to the street as required setbacks and consistent building placement permit. 2 Community Design Guidelines Chapter 3.1.2i: The visual impact of parking lots should be minimized by locating these facilities to a portion of the site least visible from the street and by providing adequate screening and parking lot landscaping. 3 Community Design Guidelines Chapter 3.1.C2k: Parking areas should be connected to building entrances by means of enhanced (patterned or stamped) paving. 4 Zoning Regulations section 17.16.060.B: Shared parking reduction. Where two or more uses share common parking areas, the total number of parking spaces required may be reduced by up to 10%, with approval of an administrative use permit. Where shared parking is located on more than one parcel, affected parties must record an agreement governing the shared parking, to the satisfaction of the Director. 5 Zoning Regulations section 17.16.060.C: Mixed-use parking reduction. By approving an administrative use permit, the Director may reduce the parking requirement for projects sharing parking by up to 20%, in addition to the shared parking reduction, for a total maximum parking reduction of 30%, upon finding that the times of maximum parking demand from various uses will not coincide. Attachment 5 ARC1 - 41 ARC-C 11-14 (3049 & 3099 Broad) Page 4 to provide feedback as to the level of support for a 30% parking reduction based on the proposed layout of parking spaces. Additionally, the applicant proposes four compact spaces which are allowed only if justified by unusual circumstances such as saving a tree or using otherwise unusable space6.Directional Item #4 requires the applicant to provide justification of the need for compact spaces with plans submitted for final ARC review. 3.3Design: Front Elevation. Consistent with the Community Design Guidelines, the design of the front (Broad Street) elevation incorporates articulation through the use of awnings, trellis features and second floor balconies for the residential units (Attachment 3, Project Plans, Sheet A1). The upper floor balconies along Broad Street also help to create a stepped appearance to the design of these buildings where the majority of the mass is central to the façade. However, the central mass of these buildings (facing Broad Street) is represented by a34-foot tall wall of horizontal siding. This tall feature of the primary façade has a monotonous appearance and the ARC should add articulation7 to this feature and/or direct the applicant to step back the upper floors of the building (Directional item 11). Rear Elevation. The rear elevation of the buildings incorporates the same design features as the front (Broad Street) elevation; material change, trellis features, and balconies (Attachment 3, Project Plans, Sheet A6). The rear elevation is at the downhill side of the property which incorporates the height of the parking garage and appears as a 44-foot tall four-story structure. 6 Parking and Driveway Standards 2230: Use of compact spaces requires approval of an exception by the Community Development Director or the ARC. Compact spaces are allowed only if justified by unusual circumstances such as saving a tree or using otherwise unusable space. 7 Community Design Guidelines Chapter 5.4.C1: Facade and roof articulation. A structure with three or more attached units should incorporate significant wall and roof articulation to reduce apparent scale. Changes in wall planes and roof heights, and the inclusion of elements such as balconies, porches, arcades, dormers, and cross gables can avoid the barracks-like quality of long flat walls and roofs. Attachment 5 ARC1 - 42 ARC-C 11-14 (3049 & 3099 Broad) Page 5 Special attention should be provided at this rear elevation due to the smaller scale structures7&8 west of the project site (Alano Club and Multi-Family residences along Rockview Place and Sweeny Lane). The ARC should consider adding articulation to this elevation including stepping back upper floors9 of the building to help reduce the mass and scale of this taller façade (Directional item 11). Side Elevations. Inconsistent with the Community Design Guidelines, the side elevations of the building are shown as tall monotonous wall areas which appear disjointed from the front and rear elevations; lacking the same use of material change, articulation, and façade features (Attachment 3, Project Plans, Sheet A7). For consistency with the Community Design Guidelines, the ARC should consider adding articulation by stepping back upper floors and directing the applicant to provide the same level of architectural treatment and interest on side elevations as that used on the front and rear elevations (Directional Item 11and 12). 4.0 OTHER DEPARTMENT COMMENTS Comments from the other departments have been incorporated into the directional items in section 5.0 below. Code requirements have been provided to the applicant separately. 5.0 RECOMMENDATION Continue the project to a date uncertain with the following directional items: Planning Department 1. Plans submitted for final ARC review shall incorporate all requirements from the ARC Development Projects application checklist. a. Ensure elevation plans include elevation views of both buildings that face the central access-way (Building 1: north elevation, Building 2: south elevation). 2. The applicant shall clarify if asubdivision is proposed. If a subdivision is proposed, plans shall show compliance with the City’s Submission Regulations. 3. Provide a delineated/enhanced (e.g. patterned or stamped) path of travel for pedestrians in/out of the parking garage to retail building entrances. Provide a plan sheet indicating way-finding methods to direct pedestrians from the parking area to the Broad Street storefronts. 4. Plans submitted for final ARC review shall provide justification of the need for compact spaces per Parking and Driveway Standard 2230. 5. Plans submitted for final ARC review shall clearly dimension and demonstrate vehicle circulation at the lower level parking area per City standards, including additional width of stalls adjacent to obstructions. 8 Community Design Guidelines Chapter 5.4.C2: Scale. Because multi-family projects are usually taller than one story, their bulk can impose on surrounding uses. The larger scale of these projects should be considered within the context of their surroundings. Structures with greater height may require additional setbacks at the ground floor level and/or upper levels (stepped-down) along the street frontage so they do not shade adjacent properties or visually dominate the neighborhood. 9 Community Design Guidelines Chapter 5.3.C:Visual impacts from building height. The height of infill projects should be consistent with [the height] of surrounding residential structures. Where greater height is desired, an infill structure should set back upper floors from the edge of the first story to reduce impacts on adjacent smaller homes, and to protect solar access. Attachment 5 ARC1 - 43 ARC-C 11-14 (3049 & 3099 Broad) Page 6 Vehicles shall be able to maneuver into all spaces in one motion and exit to the street in not more than two maneuvers. The minimum driveway width for this development is 20-feet which may not be enough space for vehicles to turn from the driveway into the parking areas. 5.6. The proposed 30% parking reduction is not supported. Tandem parking is supported for the residential component of the project. The residential component of the project should not be used in the proposed parking reduction due to tandem parking spaces not available to the general public. Explore shared parking with the Alano Club property. 6.7. Plans submitted for final ARC review shall clearly indicate the floor areas used to calculate parking for commercial floor area. 7.8. Plans submitted for final ARC review shall provide a dashed line indicated the floor above on all floor plan drawings. 8.9. Plans submitted for final ARC review shall include window details (including storefront and residential windows) indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. 9.10. Plans submitted for final ARC review shall incorporate a sign program including information on the sizes, locations, colors, materials, and types/illumination of signage proposed for the buildings and the overall site. Project signs shall be designed to be compatible with the architecture of proposed buildings. 10.11. Public art will need to be provided or the in-lieu fee paid as a part of this project. During this early design phase of the project the applicant shall consider providing public art within the project rather than paying the public art in-lieu fee. Examples of public art can be found at the following location: http://slocity.maps.arcgis.com/apps/MapTour/index.html?appid=fbad3e2447f14621abf1733fd999ebf6& webmap=fa674701ae904514857472be1ecd4bfd 12. The applicant shall use authentic materials on the front elevation where horizontal siding is shown on plans. The applicant shall step the residential floors back from the grade level commercial floors (horizontal articulation) to reduce the mass and scale of all building elevations. 13. The applicant should explore different material/color options to reduce the scale appearance of the rear elevation. 14. The applicant shall add articulation and/or material change to the right side elevation of residential unit 7. 15. The applicant shall modify the planes of material change (from brick to stucco) on the right and left side elevations to terminate the brick material at a logical point of wall plane change. 11. Provide four-sided architecture by providing the same level of architectural treatment and interest to the side elevations as is used on the front and rear elevations. Engineering Department 12.16. The final ARC plans shall include complete site, utility, grading, and drainage plans. The final ARC submittal shall include a preliminary drainage report. The plans and report shall show and note Attachment 5 ARC1 - 44 ARC-C 11-14 (3049 & 3099 Broad) Page 7 compliance with the pertinent City Interim Low-Impact Development Standards for a Tier 2 project and the Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board. These regulations became effective March 6, 2014. 13.17. The final ARC plans shall show and label the diameter and species of all existing trees to remain and trees to be removed. Tree removals may be approved by the ARC and City Arborist. If tree removals are appealed and/or not supported by the ARC and City Arborist, a separate Tree Committee action to remove trees will be required. Compensatory tree plantings on-site or off-site may be conditioned as part of the ARC approval process. The front yard landscaping plan should incorporate additional street tree plantings beyond the existing trees in tree wells. 14.18. The applicant shall clarify whether easements and maintenance agreements exist for a shared fire service and that a common fire sprinkler underground system complies with the Fire Code and is approved by the Fire Department. Otherwise, the final ARC plans shall show the location of the existing and proposed double-check assemblies. If a dedicated assembly is required for the two new buildings, the applicant should explore the option of installing an internal vertical double-check assembly. Public Works Department – Transportation 15.19. To further ensure pedestrian safety, project driveway exits shall provide a minimum of ten feet clear visibility to the back of sidewalk on both sides of the exit, unobstructed by building corners, columns, or any other visual impediments. The distance shall be measured from 8 feet behind the stop bar and two feet to the right of the centerline where a driver would be located in a stopped vehicle and shown on building plans. 16.20. The project’s Broad Street frontage does not have a parking lane to accommodate on-street deliveries so the project shall be designed to allow for on-site deliveries for both residential and commercial uses. Prospective tenants shall be notified of the project’s on-site delivery limitations so they can determine if it will meet their needs. 17.21. Prospective tenants shall be notified of the project’s requested and approved tandem parking. Additionally, tenants should be advised that they should ensure that the amount of on-site parking is adequate for their needs because they will not be able to obtain on-street parking permits for any additional parking needs. 6.0 ATTACHMENTS 1. Vicinity map 2. Project Plans 3. Expanded Site Map and Street Elevation Included in Committee member portfolio: Project Plans Attachment 5 ARC1 - 45 Attachment 5 ARC1 - 46 Attachment 5 ARC1 - 47 Attachment 5 ARC1 - 48 Attachment 5 ARC1 - 49 Attachment 5 ARC1 - 50 A C a l i f o r n i a C o r p o r a t i o n | V i c t o r M o n t g o m e r y , A r c h i t e c t # C 1 1 0 9 0 | J e r r y M i c h a e l , P E # 3 6 8 9 5 , L S # 6 2 7 6 | J e f f F e r b e r , L A # 2 8 4 4 P: ( 8 0 5 ) 5 4 3 - 1 7 9 4 | F : ( 8 0 5 ) 5 4 3 - 4 6 0 9 | w w w . r r m d e s i g n . c o m 37 6 5 S o u t h H i g u e r a S t . , S t e . 1 0 2 , S a n L u i s O b i s p o , C A 9 3 4 0 1 A1 BR O A D S T R E E T MI X E D U S E DA T E : J A N U A R Y 2 1 , 2 0 1 4 TI T L E S H E E T PR O J E C T S T A T I S T I C S PR O J E C T D I R E C T O R Y VA C I N I T Y M A P SH E E T I N D E X OW N E R : VE L L U M / P A U L A B B O T T 35 9 0 B R O A D S T R E E T S T E . 1 3 0 S A N L U I S O B I S P O , C A 9 3 4 0 1 AR C H I T E C T : RR M D E S I G N G R O U P 3 7 6 5 S . H I G U E R A S T R E E T , S U I T E 1 0 2 S A N L U I S O B I S P O , C A 9 3 4 0 1 C O N T A C T : R A N D Y R U S S O M P H O N E : ( 8 0 5 ) - 5 4 3 - 1 7 9 4 E M A I L : R W R U S S O M @ R R M D E S I G N . C O M PR O J E C T A D D R E S S : 30 4 9 & 3 0 9 9 B R O A D S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 AP N N U M B E R S : 00 4 - 5 8 3 - 0 5 2 : P A R C E L 1 0 0 4 - 5 8 3 - 0 5 3 : P A R C E L 2 PR O J E C T D E S C R I P T I O N : TH R E E ( 3 ) - S T O R Y M I X E D U S E PR O J E C T W I T H A S S O C I A T E D O U T D O O R A M M E N I T I E S A N D BA S E M E N T P A R K I N G . P R O J E C T C O N S I S T S O F R E T A I L / CO M M E R I C A L C O N D O S P A C E O N B R O A D S T R E E T W I T H EI G H T ( 8 ) R E S I D E N T I A L T W O - B E D R O O M T O W N H O U S E S O N TH E S E C O N D A N D T H I R D F L O O R S . ZO N I N G : C- S MA X H E I G H T : 3 5 F T . ( 4 0 F T . P E R B S C ) DE N S I T Y A L L O W E D : 24 D U / A C MA X L O T C O V E R A G E : 7 5 % ( 1 3 ’ 5 3 9 S F ) PR O P O S E D C O V . : 5 0 % ( 9 0 7 4 S F ) MA X F . A . R . : 1. 5 ( 2 7 ’ 0 7 8 S F ) PR O P O S E D F . A . R . : 1. 2 3 ( 2 2 ’ 1 6 0 S F ) LO T S I Z E : S F A C D U PA R C E L 1 9 0 4 8 . 2 1 5 PA R C E L 2 9 0 0 4 . 2 1 5 TO T A L 1 8 0 5 2 . 4 1 9 . 9 TO T A L S F : C O M M E R C I A L 1 S T F L O O R : 9 0 7 4 S F R E S I D E N T I A L 2 N D F L O O R : 7 6 3 3 S F R E S I D E N T I A L 3 R D F L O O R : 5 4 5 3 S F T O T A L : 2 2 ’ 1 6 0 S F DE C K S : 3 1 5 6 S F S T O R A G E : 1 4 4 3 S F TY P I C A L R E S I D E N T I A L U N I T : TO W N H O M E 2 B E D R O O M 2. 5 B A T H TE C H O R L O F T S P A C E +/ - 1 , 3 0 0 S Q . F T L I V I N G + D E C K PA R K I N G RE S I D E N T I A L U N I T S P A R K I N G R E Q U I R E D 2 B E D R O O M 8 1 6 S P A C E S GU E S T 1 P E R 5 2 S P A C E S SU B T O T A L 1 8 S P A C E S CO M M E R C I A L A R E A P A R K I N G R E Q U I R E D BU I L D I N G 1 3 , 4 0 0 S F 1 1 S P A C E S BU I L D I N G 2 3 , 8 0 0 S F 1 3 S P A C E S SU B T O T A L 7 , 2 0 0 S F 2 4 S P A C E S PA R K I N G RE Q U I R E D 4 2 S P A C E S 30 % M I X E D - U S E RE D U C T I O N - 1 2 S P A C E S PR O V I D E D 3 0 S P A C E S LA N D S C A P E A R E A : 1 6 5 0 S F IM P E R V I O U S S U R F A C E : 9 5 5 0 S F BROA D S T R E E T OR C U T T R O A D PR O J E C T SI T E A1 T I T L E S H E E T A2 E X I S T I N G S I T E P L A N A3 P A R K I N G L E V E L P L A N A4 C O M M E R C I A L - G R A D E L E V E L P L A N A5 R E S I D E N T I A L - L E V E L O N E A N D T W O P L A N S A6 E L E V A T I O N S A7 E L E V A T I O N S A8 S I T E S E C T I O N C1 G R A D I N G A N D D R A I N A G E P L A N $WWDFKPHQW SUHYLRXVSODQV ARC1 - 51 A C a l i f o r n i a C o r p o r a t i o n | V i c t o r M o n t g o m e r y , A r c h i t e c t # C 1 1 0 9 0 | J e r r y M i c h a e l , P E # 3 6 8 9 5 , L S # 6 2 7 6 | J e f f F e r b e r , L A # 2 8 4 4 P: ( 8 0 5 ) 5 4 3 - 1 7 9 4 | F : ( 8 0 5 ) 5 4 3 - 4 6 0 9 | w w w . r r m d e s i g n . c o m 37 6 5 S o u t h H i g u e r a S t . , S t e . 1 0 2 , S a n L u i s O b i s p o , C A 9 3 4 0 1 A2 BR O A D S T R E E T MI X E D U S E DA T E : J A N U A R Y 2 1 , 2 0 1 4 EX I S T I N G S I T E P L A N 0 SC A L E 1 ” = 2 0 ’ 20 4 0 6 0 10 239’ 240’ 241’ 242’ 243’ 244’ 245’ 246’ 247’ 248’ 250’ EX I S T I N G S T R E E T T R E E BROAD STREET EX I S T I N G S T R E E T TR E E 15 ’ S E T B A C K 7’ S E W E R E A S E M E N T 4’ B I K E L A N E 20’ DRIVEWAY EASMENT 18’ DRIVEWAY 5’ SETBACK PR O P E R T Y L I N E EX I S T I N G T R E E S TO B E R E M O V E D 149.97’ 149.97’ 11 9 . 2 5 ’ 11 9 . 2 5 ’ (E ) HO U S E TO B E R E M O V E D $WWDFKPHQW SUHYLRXVSODQV ARC1 - 52 5’ 18 ’ 18 ’ 25 ’ 15 ’ FR O N T S E T B A C K 5’ SI D E S E T B A C K 26 ’ 9’ TY P . 9’ 8’9’ 18 ’ 9’ - 6 ” 9’ A C a l i f o r n i a C o r p o r a t i o n | V i c t o r M o n t g o m e r y , A r c h i t e c t # C 1 1 0 9 0 | J e r r y M i c h a e l , P E # 3 6 8 9 5 , L S # 6 2 7 6 | J e f f F e r b e r , L A # 2 8 4 4 P: ( 8 0 5 ) 5 4 3 - 1 7 9 4 | F : ( 8 0 5 ) 5 4 3 - 4 6 0 9 | w w w . r r m d e s i g n . c o m 37 6 5 S o u t h H i g u e r a S t . , S t e . 1 0 2 , S a n L u i s O b i s p o , C A 9 3 4 0 1 A3 BR O A D S T R E E T MI X E D U S E DA T E : J A N U A R Y 2 1 , 2 0 1 4 FL O O R P L A N 0 SC A L E 1 ” = 8 ’ 81 624 4 C C C SE C T I O N A C TR A S H EN C L O S U R E UP UP ST O R A G E ST O R A G E ST O R A G E TA N D E M TA N D E M TA N D E M TA N D E M TA N D E M TA N D E M ST O R A G E ST O R . 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B E D DI N I N G DI N I N G DE C K DE C K DE C K DE C K DE C K DE C K DE C K DE C K DI N I N G DI N I N G KI T C H E N KI T C H E N KI T C H E N KI T C H E N KI T C H E N KI T C H E N KI T C H E N KI T C H E N PO W D E R PO W D E R PW D R PW D R PW D R UP UP UP UP UP UP PW D R PW D R EN T R Y EN T R Y EN T R Y EN T R Y EN T R Y EN T R Y EN T R Y EN T R Y EN T R Y BUILDING ONE BUILDING ONE BUILDING TWO BUILDING TWO 35 ’ 40 ’ 40 ’ 26 ’ 24 ’ 50 ’ 31 ’ 10 ’ 48 ’ 22 ’ 26 ’ 40 ’ 83 ’ 31 ’ 12 ’ 35 ’ 75 ’ 75 ’ 26 ’ 24 ’ 50 ’ 31 ’ 10 ’ 26 ’ 62 ’ 26 ’ $WWDFKPHQW SUHYLRXVSODQV ARC1 - 55 A C a l i f o r n i a C o r p o r a t i o n | V i c t o r M o n t g o m e r y , A r c h i t e c t # C 1 1 0 9 0 | J e r r y M i c h a e l , P E # 3 6 8 9 5 , L S # 6 2 7 6 | J e f f F e r b e r , L A # 2 8 4 4 P: ( 8 0 5 ) 5 4 3 - 1 7 9 4 | F : ( 8 0 5 ) 5 4 3 - 4 6 0 9 | w w w . r r m d e s i g n . c o m 37 6 5 S o u t h H i g u e r a S t . , S t e . 1 0 2 , S a n L u i s O b i s p o , C A 9 3 4 0 1 A6 BR O A D S T R E E T MI X E D U S E DA T E : J A N U A R Y 2 1 , 2 0 1 4 EL E V A T I O N S 0 SC A L E 1 ” = 8 ’ 81 624 4 FR O N T E L E V A T I O N RE A R E L E V A T I O N T. O . S . 28 2 ’ PA R K I N G L E V E L B E L O W 27 0 ’ F . F . 26 1 ’ F . F . 24 8 ’ F . F . 23 8 ’ F . F . T. O . S . 28 2 ’ 27 0 ’ F . F . 26 1 ’ F . F . 24 8 ’ F . F . 23 8 ’ F . F . $WWDFKPHQW SUHYLRXVSODQV ARC1 - 56 A C a l i f o r n i a C o r p o r a t i o n | V i c t o r M o n t g o m e r y , A r c h i t e c t # C 1 1 0 9 0 | J e r r y M i c h a e l , P E # 3 6 8 9 5 , L S # 6 2 7 6 | J e f f F e r b e r , L A # 2 8 4 4 P: ( 8 0 5 ) 5 4 3 - 1 7 9 4 | F : ( 8 0 5 ) 5 4 3 - 4 6 0 9 | w w w . r r m d e s i g n . c o m 37 6 5 S o u t h H i g u e r a S t . , S t e . 1 0 2 , S a n L u i s O b i s p o , C A 9 3 4 0 1 A7 BR O A D S T R E E T MI X E D U S E DA T E : J A N U A R Y 2 1 , 2 0 1 4 EL E V A T I O N S 0 SC A L E 1 ” = 8 ’ 81 624 4 LE F T E L E V A T I O N BR O A D S T . BR O A D S T . RI G H T E L E V A T I O N PA R K I N G L E V E L B E L O W PA R K I N G L E V E L B E L O W 27 9 ’ T . O . R . 27 9 ’ T . O . R . 27 0 ’ F . F . 27 0 ’ F . F . 26 1 ’ F . F . 26 1 ’ F . F . 24 8 ’ F . F . 24 8 ’ F . F . 23 8 ’ F . F . 23 8 ’ F . F . $WWDFKPHQW SUHYLRXVSODQV ARC1 - 57 8’ 40 ’ Ma x . A l l o w a b l e H e i g h t 27 9 . 1 2 5 ’ Pr o p o s e d M a x . A l l o w a b l e He i g h t p e r B r o a d S t r e e t Co r r i d o r P l a n 35 ’ 8’12 ’ 9’ Av g . N a t . G r a d e 2 4 4 . 1 2 5 ’ So u t h B r o a d S t r e e t C o r r i d o r A r e a P l a n – P C H e a r i n g D r a f t F e b r u a r y 2 0 1 2 Bu i l d i n g F a ç a d e . Bu i l d i n g f a ç a d e s h a l l b e b u i l t t o t h e B T L f o r a t l e a s t e i g h t y p e r c e n t ( 8 0 % ) o f t h e l o t wi d t h , e x c e p t w h e n a s m a l l e r b u i l d i n g f a ç a d e w i d t h i s r e q u i r e d t o m e e t d r i v e w a y s t a n d a r d s . B u i l d i n g fa ç a d e a t B T L m a y i n c l u d e o f f s e t s o r j o g s o f u p t o t w e n t y - f o u r ( 2 4 ) i n c h e s i n d e p t h . B u i l d i n g s s h o u l d ha v e a m a i n g r o u n d f l o o r e n t r a n c e f a c i n g t h e p r i m a r y s t r e e t . R e a r - f a c i n g b u i l d i n g s , l o a d i n g d o c k s , ov e r h e a d d o o r s , a n d o t h e r s e r v i c e e n t r i e s a r e p r o h i b i t e d o n p r i m a r y s t r e e t f a ç a d e s . Bu i l d i n g H e i g h t s . Se e T a b l e 3 . 3 a n d F i g u r e 3 . 4 . Ta b l e 3 . 3 B u i l d i n g H e i g h t R e q u i r e m e n t s St r e e t W a l l o r F e n c e H e i g h t . An y s e c t i o n a l o n g t h e B T L n o t d e f i n e d b y a b u i l d i n g , d r i v e w a y , o r pe d e s t r i a n a c c e s s - w a y s h o u l d b e d e f i n e d b y a t h i r t y s i x ( 3 6 ) i n c h h i g h f e n c e , r a i l i n g , w a l l , o r h e d g e . Mi n i m u m He i g h t Ma x i m u m He i g h t A (G e n e r a l r e q u i r e m e n t ) 25 ' 3 5 ' A (M i x e d - u s e o r h i s t o r i c d e s i g n a t i o n bu i l d i n g s ) 25 ' 4 0 ' B (F o r b a l c o n i e s ) 12 ' C (F o r b a l c o n i e s ) 4’ m a x i m u m p r o j e c t i o n i n t o pu b l i c r i g h t - o f - w a y D (G r o u n d s t o r y , c l e a r i n t e r i o r h e i g h t ) 12 ' - E (U p p e r s t o r i e s , c l e a r i n t e r i o r h e i g h t ) 8' - No t i l l u s t r a t e d : Fi n i s h e d f l o o r he i g h t a b o v e a d j a c e n t s i d e w a l k Up t o 3 ’ Fi g u r e 3 . 4 B u i l d i n g S e c t i o n A C a l i f o r n i a C o r p o r a t i o n | V i c t o r M o n t g o m e r y , A r c h i t e c t # C 1 1 0 9 0 | J e r r y M i c h a e l , P E # 3 6 8 9 5 , L S # 6 2 7 6 | J e f f F e r b e r , L A # 2 8 4 4 P: ( 8 0 5 ) 5 4 3 - 1 7 9 4 | F : ( 8 0 5 ) 5 4 3 - 4 6 0 9 | w w w . r r m d e s i g n . c o m 37 6 5 S o u t h H i g u e r a S t . , S t e . 1 0 2 , S a n L u i s O b i s p o , C A 9 3 4 0 1 A8 BR O A D S T R E E T MI X E D U S E DA T E : J A N U A R Y 2 1 , 2 0 1 4 SI T E S E C T I O N 0 SC A L E 1 ” = 8 ’ 81 624 4 23 8 ’ F F 24 8 ’ F F 26 1 ’ F . F . 27 0 ’ F . F . 27 9 ’ T . O . R . T. O . S . P R O P O S E D 28 2 ’ M A X . H E I G H T CO M M E R C I A L LE V E L 2 - R E S I D E N T I A L LE V E L 3 - R E S I D E N T I A L LE V E L 2 - R E S I D E N T I A L LE V E L 3 - R E S I D E N T I A L DE C K PA R K I N G L E V E L UN I T 2 UN I T 2 UN I T 1 UN I T 1 BR O A D S T . S R I % U R D G 6 W U H H W 6 S H F L ¿ F 3 O D Q $WWDFKPHQW SUHYLRXVSODQV ARC1 - 58 C1 A C a l i f o r n i a C o r p o r a t i o n | V i c t o r M o n t g o m e r y , A r c h i t e c t # C 1 1 0 9 0 | J e r r y M i c h a e l , P E # 3 6 8 9 5 , L S # 6 2 7 6 | J e f f F e r b e r , L A # 2 8 4 4 P: ( 8 0 5 ) 5 4 3 - 1 7 9 4 | F : ( 8 0 5 ) 5 4 3 - 4 6 0 9 | w w w . r r m d e s i g n . c o m 37 6 5 S o u t h H i g u e r a S t . , S t e . 1 0 2 , S a n L u i s O b i s p o , C A 9 3 4 0 1 BR O A D S T R E E T MI X E D U S E DA T E : J A N U A R Y 1 4 , 2 0 1 4 GR A D I N G A N D D R A I N A G E P L A N RA M P D O W N 24 9 . 7 4 ’ 24 1 . 4 4 ’ 23 9 . 7 1 ’ 6% S L O P E 2% M A X SL O P E 23 8 . 8 1 ’ 23 7 . 6 5 ’ F . S . +/ - 5 % SL O P E +/ - 5 % SL O P E F. F . 2 3 8 ’ F. F . 2 3 8 ’ 15 ’ SA G VE R T I C A L CU R V E RA M P 4 7 ’ 8 ” 15 % S L O P E 24 8 . 4 9 ’ (E ) N A T U R A L G R A D E BU I L D I N G H I G H 24 8 . 5 ’ 10 ’ CR E S T VE R T I C A L CU R V E 239’ 240’ 241’ 242’ 243’ 244’ 245’ 246’ 247’ 248’ 249’ (E ) N A T U R A L G R A D E BU I L D I N G L O W 23 9 . 7 5 ’ AV E R A G E N A T U R A L G R A D E BE L O W B U I L D I N G F O O T P R I N T (2 4 8 . 5 ’ + 2 3 9 . 7 5 ’ ) / 2 = 2 4 4 . 7 5 ’ MA X A L L O W A B L E H E I G H T 24 4 . 7 5 ’ + 3 5 ’ = 2 7 9 . 1 2 5 ’ 0 SC A L E 1 ” = 2 0 ’ 20 40 6 0 10 $WWDFKPHQW SUHYLRXVSODQV ARC1 - 59 BR O A D S T R E E T M I X E D U S E Su p p l e m e n t a l E x h i b i t 07 / 1 4 / 2 0 1 5 Fr o n t P e r s p e c t i v e Attachment 7 ARC1 - 60 BR O A D S T R E E T M I X E D U S E Su p p l e m e n t a l E x h i b i t 07 / 1 4 / 2 0 1 5 Re a r P e r s p e c t i v e Attachment 7 ARC1 - 61 BR O A D S T R E E T M I X E D U S E Su p p l e m e n t a l E x h i b i t 07 / 0 8 / 2 0 1 5 Si t e P l a n O v e r l a y 15 ’ - 0 ” Pa t h t o A r e a o f Sa f e D i s p e r s a l 15’-0” 50’-0” MIN. UP UP RE S T R O O M RE S T R O O M EL E V . ME C H . ME C H / E L E C . RE S T R O O M RE S T R O O M RA M P D O W N 60' - 0"65' - 0"5' - 0" PR O P E R T Y L I N E 149.91' 149.97' 11 9 . 2 5 ' 12 1 . 5 4 ' BR I D G E A B O V E 17 ' - 0 " C L E A R A N C E 20' - 0" 10'- 0" PR O P O S E D SE T B A C K 39 ' - 2 " FI R E L A N E IN D I C A T E D A L O N G R A M P *N O P A R K I N G * SIDEWALKSIDEWALKMO N U M E N T SI G N FI R E A P P A R A T U S A C C C E S S R A O D DE S I G N E D T O S U P P O R T 6 0 , 0 0 0 L B S FI R E A P P A R A T U S L O A D , AL L W E A T H E R S U R F A C E EL E C . 4'-0" CLR. 4'-0" CLR. 4'-0" CLR. UP 4'-0" CLR 4. ELE V . ME C H . MECH/EL E C. RE S T R O O M RE S T R O O M 12 1 5 4 ' 12 1 5 4 ' 12 1 . 5 4 UP '-0" CLR. RE S T R O O M RE S T R O O M EL E C . Pe r m a n e n t l y m a i n t a i n e d d e s i g n a t e d Ar e a o f s a f e d i s p e r s a l f o r p a r c e l 1 Pe r a g r e e m e n t w i t h a l a n o c l u b . Pa t h a n d i n s t a l l a t i o n p e r Cb c 1 0 2 7 5 , e x c e p t i o n . Pr o j e c t S i t e Attachment 7 ARC1 - 62 Architectural ReviewCommission Minutes Monday,August 3, 2015 Regular Meeting of the Architectural ReviewCommission CALL TO ORDER ARegularMeeting of the San Luis Obispo Architectural Review Commission was called to order onMonday,August 3, 2015 at 5:00p.m. in theCouncil Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Wynn. ROLL CALL Present:Commissioners Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root*, Vice-Chair Suzan Ehdaie, and Chair Greg Wynn *CommissionerAllen Root arrived at 5:07 p.m. Absent:CommissionerAngela Soll Staff Present:Senior Planner Phil Dunsmore, Associate Planner Rachel Cohen, and Recording Secretary Sarah Reinhart ACCEPTANCE OF THE AGENDA The agenda was accepted as presented. MINUTES By consensus, the Commission approved theMinutes of the Architectural Review Commission meetingsof July 13, 2015and July 20, 2015, as amended. PUBLIC COMMENTSON NON-AGENDA ITEMS There were no members ofthe publicdesiring to speak. PUBLIC HEARINGS 1.730 Boysen Avenue, ARCH 1182-2015:Review of a new six-unit residential project. The project is categorically exempt from environmental review (Section 15332: Infill Projects); R-4 zone; Zac Missler, applicant. Associate Planner Cohen reviewed the contents ofthe staff report, recommending that the Commission adopt a resolution approving the proposed six-unitmultifamily residential project including adoption of a categorical exception from environmental review, based on findings and subject to conditions. City of San Luis Obispo, Title, Subtitle Architectural ReviewCommissionMinutes of August 3, 2015 Page 2 CommissionerCurtis requested that staff provide documentation of similar setbacks to be included in future site plans. Staff answered questions regarding accessibility of emergency vehicles, bio retention area, bicycle storage and the potential availability of open spaces within the project. Truitt Vance, project designer,reviewed the size and scope of the project, noting that there are significant constraints due to the lot’s narrowness; explained that the pavers will be solid concrete and bicycle storage will be available on-site and within garages; concurred with staff’s recommendation. CommissionerRoot recommended improving the design aesthetics, in particular the angular shed roof in the west elevation and the front elevation’sdesign. Chair Wynn opinedthat thesite plans work well, but suggestedthe applicant refine the elevations. In response to inquiry from Chair Wynn, Mr. Vance stated he would not oppose an added condition to continue working with planning staff to refine the elevations in the site design. In response to inquiry from Vice-Chair Ehdaie, staff pointed out, that there will be no low-income housing provided in this project. PUBLIC COMMENTS Wedad Nelson,San Luis Obispo, spoke in opposition to the proposed project; expressed concern thatthe subject lot is too small to accommodate six residential units; asserted that students are overcrowding existingunitsand worsening neighborhood trafficand noise; pointed out two other projects were recently approved near North Chorro which lacked parking. Robert Travis,San Luis Obispo, related opposition to the proposed project; advisedthat parking is already impactedin the Boysen and Chorro neighborhood; urged the Commission to downsize the project and recommended that additional on-site parkingbe required; suggested that the existing units be used as affordable housing. There being no others desiring to speak, Chair Wynn closed the public hearing. COMMISSION COMMENTS Senior PlannerLeveille advisedthat the project complies withdensity, land use, and parking requirements and is compatible with the neighborhood. Chair Wynn suggested adding additional conditionsrequiringgarages to be used for parking only and increasing the number of short-term bicycleparking. City of San Luis Obispo, Title, Subtitle Architectural ReviewCommissionMinutes of August 3, 2015 Page 3 CommissionerCurtis opinedthat conditions requiring garages to remain clear for purposes of parking would not be effective; conveyed support for ensuring high standards in new development, possibly creatingnew standardsforhigh density areas. Chair Wynn expressed concern regardingthelocation of gas meters and their proximity to car movement; recommended thatgas meters to be relocatedor be enclosed. CommissionerAndreen stated that if a bold color is used, it must be used in more than one area; recommended thatthe accent color be used on the divide panels,chimney areas, and a third color be added. CommissionerNemcik spoke in support of reducing articulationand noted inconsistencies in the placement of the kickers. CommissionerAndreen conveyed support for the applicant to work with staff regarding elevations, colors, and articulation issues. Chair Wynn recommended thatthe project be broken up into larger more proportional masses, adding some horizontal breakdown along the Boysen elevation and changing the plate height in zones where the shed is raising up by positioning the eyebrow to 12 ft. instead 9 ft.; encouraged staff to ask for elevations in the site plans. CommissionerRoot expressed support in braking up the project, with a level of articulation that creates visual interest; suggested a more coordinated and a less articulated project. CommissionerCurtisspoke in agreement of having less articulation and agreed that the shed roofis out of place. CommissionerAndreennoted that she is relying onstaff’s representation that the adjacent units are of similar setbacks, asked staff to include proportions of the adjacent setbacks to be included in future projects. CommissionerNemcik spoke in support of adding a planning condition, “the applicant shall maintain the garages for the purpose of adding vehicles at all times, and should include clause in lease agreements”. There were no further comments made from the Commission. City of San Luis Obispo, Title, Subtitle Architectural ReviewCommissionMinutes of August 3, 2015 Page 4 On motion by CommissionerNemcik, seconded by CommissionerRoot,to grant final approval of the proposed six-unit-multifamily residential project including adoption of a categorical exception from environmental review, based on findings and subject to the following revisions: a.Finding 4. The front yard setback exception request is consistent with the Zoning Regulations because the proposed setback is consistent with the existing neighborhood pattern and retains an open area within the neighborhood. b.Condition 3. The applicant shall extend the utility closet to include and enclose the fire riser and backflow preventer to the approval of the community development director. c.Condition 7. The applicant shall refine accent color scheme, cohesive design and articulations to the satisfaction of the Community Development Director. d.Condition 10. Each unit shall provide 1 short-term bicycle parking on site and 2 long-term bicycle parking spaces within each dwelling or accessory structure (e.g. garages) and the project shall add 5 short-term bicycle spaces. Bicycles shall be parked vertically or horizontally with at least the rear tire resting at floor level. The building plan submittal shall include details and detail references for the proposed bicycle parking facilities and/or racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. AYES:CommissionersAndreen, Curtis, Ehdaie, Nemcik, Root, and Wynn NOES:None RECUSED:None ABSENT:Commissioner Soll The motion carried on a 6:0 vote. COMMENT AND DISCUSSION 2.Staff: a.Agenda Forecast Senior Planner Dunsmoreprovided an agenda forecast of upcoming projects. City of San Luis Obispo, Title, Subtitle Architectural ReviewCommissionMinutes of August 3, 2015 Page 5 3.Commission: CommissionerAndreennoted a new redesign of a supermarket on Foothill Plaza. CommissionerRoot noted signage on the east side of 101 near Calabasas that does not include corporate color schemes; suggested standing up against color schemes that are not in harmony with the community. CommissionerCurtis inquired regarding an email which was sent out regarding Terrace Hill. CommissionerAndreencommented on an email received from Ron Combs regarding the importance of trees. Chair Wynn noted that there have been two appeals to the City Council regarding the bowling alley project. ADJOURNMENT The meeting adjourned at 6:31p.m. Respectfully submitted, Sarah Reinhart Recording Secretary