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Home My WebLink About06-20-2016 ARC Item 3 - 2102 Broad (ARCH-2764-2016) Meeting Date: June 20, 2016 Item Number: 3 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of the modification of an approved plan (ARCMI 29-12) for construction of an addition to a single-family dwelling, to replace the demolished portion of the dwelling with new construction and add a third floor. PROJECT ADDRESS: 2102 Broad St BY: Walter Oetzell, Assistant Planner Phone: 781-7593 E-mail: woetzell@slocity.org FILE NUMBER: ARCH-2764-2016 FROM: Tyler Corey, Principal Planner RECOMMENDATION Provide direction to the applicant on the height and scale of the proposed new residence and continue consideration of the project to a date uncertain. SITE DATA Applicant Sam Clemons Representative Keith Hall Submittal Date May 13, 2016 Complete Date May 13, 2016 General Plan Neighborhood Commercial Specific Plan South Broad Zoning Neighborhood Commercial (C-N) Environmental Status Categorically Exempt (CEQA Guidelines §15303 – New Construction of Small Structures) SUMMARY The applicant has submitted a request for modification of architectural review application ARCMI 29-13, which permitted the construction of a two-story addition to a single-family dwelling at 2102 Broad Street. That application, along with an Administrative Use Permit for the addition, was approved in June 2012, subject to several conditions (see Attachment 3). As construction of the addition progressed, the applicant found it infeasible to retain the original portion of the dwelling and it has been subsequently demolished. The approved addition stands ARCH-2764-2016 (2102 Broad) Page 2 partially completed on the site at this time. The modified design replaces the demolished original portion of the dwelling with new construction, and adds a third floor to the building. 1.0 COMMISSION’S PURVIEW The Commission’s role is to review the revised project for consistency with the City’s General Plan, Zoning Regulations and Community Design Guidelines. 2.0 SITE INFORMATION/SETTING The project site is on the east side of Broad Street, about 150 feet south of Chorro Street, in a Neighborhood Commercial (C-N) Zone. The subject parcel is a Nonconforming Lot, as it does not meet minimum area or width requirements for the Neighborhood Commercial (C-N) Zone (see Table 1: Site Information). It was previously developed with a single-family dwelling, which has been demolished, and a replacement dwelling is under construction. There are no significant natural features, apart from landscape planters along the street frontage. The site is within a wedge-shaped portion of the block between Broad and Santa Barbara, which comes to a point at the intersection of those streets. The surrounding area is characterized by a mix of residential and commercial uses. North of the site, along Broad, are single- and multi- family residential structures, many of which accommodate commercial uses. Adjacent to the project, for example, is a building with a chiropractor office and two dwellings. South and west of the site, the character is more strongly commercial, including a car wash, restaurants, and a liquor store and cocktail lounge, and retail shops. To the east of the site is the back side of appliance and furnishing stores (Pacific Energy Co. and Brooks Woodcraft) along Santa Barbara Avenue, within the Railroad Historic District. 3.0 PROJECT INFORMATION 3.1 Project Description The proposed project replaces the original, demolished, portion of a recently-expanded single- family dwelling, and adds a third story to the building, resulting in a three-story single-family residence. The living room, dining room, and kitchen have been relocated to the new third floor, with a new bathroom. A large master bedroom, with a new master dressing room, master Table 1: Site Information Site Area ± 4,830 sq. ft. (6,000 sq. ft. minimum in C-N) Site Width ± 55 ft. (60 ft. minimum in C-N) Present Use & Development One single-family dwelling (demolished, replacement under construction) Topography Flat: ± 5% cross slope; gentle rise in NE direction Access From Broad Street: Driveway into site Surrounding Use/Zoning North: Neighborhood Commercial (C-N); Personal Services, Office South and East: Service Commercial & Historical Preservation (C-S-H); Appliance Stores, Furnishings and Antiques West: Neighborhood Commercial (C-N); Retail, Restaurants ARC3 - 2 ARCH-2764-2016 (2102 Broad) Page 3 bathroom, and laundry area are on the second floor, with the second bedroom and bathroom. The den has been relocated to the second floor. At the ground level, the garage is expanded to provide two additional parking spaces (for three spaces in total), and a new entertainment room, exercise room, and garage storage room have been added. The original design of the approved addition, which is already under construction, alternated smooth-troweled cement plaster with cedar wood screen wall surfaces. The cement plaster has been retained on the lower levels, except along the second-floor parapet and building wall of the south building elevation, which are proposed to be covered in black metal siding.1 Cedar wood screen walls have been eliminated. Redwood is used as a contrasting accent feature, and the new third floor is sided entirely in redwood slats with mahogany stain, over smooth cement board. A sloped standing seam metal roof with attached photovoltaic panels tops the structure. A 10-foot block privacy wall will be extended around the southern and eastern borders of the property. 4.0 PROJECT EVALUATION Plans for this project have been reviewed for consistency with the General Plan , development standards in the City’s Zoning Regulations, and with guidance provided in the City’s Community Design Guidelines. As proposed, the project is not fully consistent with applicable standards and guidelines, and inconsistencies are identified and discussed in this report. Items of note include the proposed site walls, exterior surface materials and detailing, and the height and scale of the structure. Staff recommends that the Commission provide direction to the applicant on the application of design standards and guidelines to the proposed project and continue review of the project to a date uncertain. Staff has developed several directional items to guide the Commission’s review of the project. 1 Character renderings of the project suggest the parapet and south walls are finished with smooth plaster, however, the project Color Board specifies metal siding for these surfaces. Figure 1: Original design of addition left; New (proposed) design right ARC3 - 3 ARCH-2764-2016 (2102 Broad) Page 4 3.1 Development Standards The proposed project is consistent with most development standards with the exception of wall and building height limits, as discussed below. According to density calculations described in Zoning Regulations § 17.16.010, the site supports a maximum residential density of 1.33 density units. Project plans depict two bedrooms within the expanded dwelling, with a density unit value of 1.00, within the allowed density for the site. Adequate yards are provided, and building coverage is within maximum limits for the C-N Zone. Three parking spaces are provided, where only 2 are required, and all are covered within a garage. Table 2: Project statistics Proposed (1) Ordinance Standard (2) Note Street Yard (Broad) 10 ft. 10 ft. Building integrated wall Other Yards North 14 ft. 10 ft. To max. building height East 5 ft. 5 ft. Small projection (deck) South (levels 1,2) 8 ft. 5 ft To 24 ft. high South (level 3) 10.5 ft 9.5 To 32’ high Building Height (max) 38 ft.–2 in. 35 ft. Variance required for a building taller than 35 feet. Building Coverage 51% 75% Parking Spaces 3 2 Notes: (1) Project plans; (2) Zoning Regulations and Subdivision Regulations Building height. The building rises to just over 38 feet in height. This exceeds the maximum 35-foot height limit in the C-N Zone. The roof includes building-integrated photovoltaic panels (Figure 3). Zoning Regulations allow components of a solar energy system to extend not more than 10 feet above the maximum building height (§ 17.16.040). Solar panels are integrated into the building roof, which is supported by building walls that extend beyond the maximum building height (by about a foot) where they meet the bottom of the roof. This design does not meet the intent of allowing additional height for solar energy systems. Figure 2: Roof line at top of building, exceeds height limit ARC3 - 4 ARCH-2764-2016 (2102 Broad) Page 5 The allowance was not intended to permit additional building height when a roof includes building-integrated solar panels. The height of the building, including the roof, must be reduced to comply with the maximum height limit (35 feet) for the C-N Zone. As discussed below, further reduction in height is also necessary for consistency with Community Design Guidelines related to building scale, massing and neighborhood compatibility. Walls. The project includes 10-foot tall block walls (Figure 4) enclosing the area in front of the entertainment room on the west side of the building, and extending along the southerly and easterly property lines. Project renderings suggest that these will be plastered, and have the appearance of being integrated into the building form. If walls are attached to a building, they are not allowed to encroach into required yards (Zoning Regulations § 17.16.050 (C) (2)). Within required yards, they are subject to height limitations set forth in Zoning Regulations Chapter § 17.16. Wall height is measured from the adjacent grade along the lower side, at the base of the wall. Fences or walls may be located on a retaining wall, in which case their combined height is not to exceed 9 feet (Zoning § 17.16.050 (E.2)). A screening wall exists along the southerly border of the property, adjacent to the Sunset Car Wash (Figure 5). Taller screening is appropriate at this boundary, given its location at the border of a commercial zone. However, special attention should be paid to the design and materials used for screening, to achieve a result that provides adequate noise reduction and privacy without creating a towering effect over the neighboring property. The height of the block wall should be lowered so that the combined height of the retaining wall and the block wall does not exceed 9 feet from the lower side, consistent with wall height limits. Figure 3: Solar Panels Figure 4: Block walls Figure 5: Wall along southerly boundary ARC3 - 5 ARCH-2764-2016 (2102 Broad) Page 6 Additional height to enhance screening between the dwelling and the neighboring car wash is appropriate. A Fence Height Exception (FEX 77-09) was granted in 2009 to allow a tall wood fence, not to exceed 9.5 feet in height, along the boundary with the car wash, for noise reduction and privacy. Similarly, taller screening in this area should be allowed, but that portion above 6 feet from grade should be limited to a material that appears less permanent in nature than concrete block, such as wood, in combination with landscaping (for example, screening hedges on the interior side of the wall). 3.2 Community Design Guidelines The City’s Community Design Guidelines (CDG) provide guidance for residential project design. The building proposed for this project exhibits an interesting architectural character using quality materials, but there are several elements of the project that are inconsistent with applicable guidelines. These inconsistencies are especially apparent in the height of the building, it relation to the street and surroundings, and details related to exterior finish materials. These inconsistencies are discussed below, along with directional items to address them. New single-family homes on infill lots are to comply with certain standards for Infill Development: Infill development should be compatible in scale, siting, detailing, and overall character with adjacent buildings and those in the immediate neighborhood. This is crucial when a new or remodeled house is proposed to be larger than others in the neighborhood. When new homes are developed adjacent to older ones, the height and bulk of the new construction can have a negative impact on adjacent, smaller scale buildings. (CDG § 5.3 (A.1)). Scale and height. As discussed above, the proposed building rises three stories, to just over 38 feet in height, exceeding the maximum height limit in the C-N Zone. Surrounding buildings are an eclectic mix of residential and commercial structures one and two stories in height. For reference, the nearby City Fire Station No. 1 rises to 35 feet at its highest point, but the majority of the building mass is between 18 and 24 feet in height. Figure 6: Addition under construction, in context ARC3 - 6 ARCH-2764-2016 (2102 Broad) Page 7 The addition that was approved for this site, which is currently under construction and shown in Figure 5 above, is 25.5 feet in height. This height is consistent with that of taller apartment and commercial buildings in the neighborhood. (Figure 6). The building is now already prominently visible over surrounding structures from other vantage points at higher elevations of the City (e.g. at Rachel and Florence, due east of the site, across the railroad tracks, see Figure 7). An additional story would cause the building to be overly-prominent and out of scale and character with the site and surrounding development. Fences and Walls. In addition to being unusually tall, the proposed block privacy wall (Figure 8) extends along the southern and eastern site boundary without break or relief. Design guidelines suggest offsets and landscaping to avoid a monotonous effect: Long, monotonous fences or walls should be avoided. Fences and walls should be offset at least every 10 feet. Landscaping should be installed in offset areas where appropriate. Landscaping along fences and walls should be coordinated with the street tree planting scheme. (CDG § 6.1 (B.3)) The design of the proposed privacy screening should be modified for greater consistency with this guideline. Exterior Finish Materials. Community Design Guidelines provide guidance on exterior finish materials: The thoughtful selection of building materials can enhance desired neighborhood qualities such as compatibility, continuity, and harmony. The design of infill residential structures should incorporate an appropriate mixture of the predominant materials found in the neighborhood. Common materials in San Luis Obispo are smooth, troweled, or sand-finished stucco, wood, horizontal clapboard siding, shingles, brick, and stone. (CDG § 5.3 (E)) Figure 7: Addition (2 stories) under construction (seen from Rachel and Florence) Figure 8: Block walls ARC3 - 7 ARCH-2764-2016 (2102 Broad) Page 8 The original design of the approved addition alternated smooth-troweled cement plaster with cedar wood screen wall surfaces. Plaster and wood are also the primary materials used in the new design. However, the southerly building wall and the parapet feature along the top of the second level is proposed to be finished with metal siding (Figure 9), with a horizontal pattern, rather than the original cement plaster. Wood and plaster are common materials used for residential development in the vicinity of the site, but horizontal metal siding is not. While metal is found in a handful of more industrial buildings in the Railroad District to the north and east, masonry and wood predominate on commercial and residential structures in the vicinity of the site. The use of metal siding on this building would not enhance compatibility, continuity, or harmony with the qualities of the surrounding neighborhood, and should be eliminated for greater consistency with design guidelines for exterior materials. The horizontal orientation of the metal siding also lends a strong patterning to the south building elevation that is considerably more active than the subdued plaster surface of the original design. The City encourages well-articulated, but not cluttered building elevations. Large roof and wall planes unrelieved by shadow or texture interest are generally not acceptable. However, too many elevation details can overwhelm, and appear awkward, gaudy, and/or chaotic. (CDG § 2.2 (B)) Repetition of this horizontal pattern by the wood balcony railings, redwood wood screen, and horizontal wood siding on the upper-floors provides an amount of relief and visual interest on this elevation that may be overly exuberant (Figure 10). Figure 9: Metal siding Figure 10: Exuberant horizontal patterning (South Elevation) ARC3 - 8 ARCH-2764-2016 (2102 Broad) Page 9 Entries. Entries are an important element of the design residential development: All houses should have their primary entrance facing and clearly visible from the street, with a front porch or verandah encouraged to provide a transition between the public space of the streetscape and the indoor private space of the house. (CDG § 5.5 (A.3) The main entry to the dwelling is on the south wall of the building, behind the privacy wall. A wood gate is the only clue to the presence of the entry. A trellis, arbor, or other site feature, along with landscaping, should be employed to draw attention to, and highlight, the entry area, and to provide a transition into the interior of the site. 5.0 DIRECTIONAL ITEMS Directional Item 1: Reduce building height Reduce the height of the building by eliminating the third floor to comply with the building height limit applicable to the C-N Zone, and to achieve consistency with the scale and height of adjacent buildings and those in the immediate neighborhood. The proposed building height does not conform to height limitations in Zoning Regulations and at three stories is not consistent with Community Design Guidelines related to compatible building scale and massing. Directional Item 2: Reduce the height of privacy walls and incorporate aesthetically pleasing materials. Reduce the height of the block privacy wall to conform to the maximum height limits described in Zoning Regulations § 17.16.050 (A). The limit is 6 feet high in an “Other Yard.” Where the wall is located on top of a retaining wall, the combined height of the block wall and the retaining wall may not exceed 9 feet, as measured from adjacent grade on the lower side of the retaining wall, in conformance with Zoning Regulations § 17.16.050 (E). Between the dwelling and car wash, additional screening may be incorporated into the privacy wall design, for noise reduction and privacy, consistent with the prior fence height exception granted for the property. Limit the height of any additional screening so that the wall and additional screening together do not exceed 9.5 feet in height, as measured from adjacent grade along the lower side of the wall, at its base (on the subject site). For any additional screening provided (above a 6-foot height), use materials with a less permanent appearance, such as wood. Landscaping that provides a naturalistic detail (for example, hedges and trees) is also appropriate for noise reduction and privacy. Maintain landscaping between the block wall and the top of the existing car wash screening wall. Offset fences and walls at least every 10 feet and use landscaping in offset areas where appropriate, consistent with Community Design Guidelines § 6.1 (B.3). Figure 11: Subtle building entry ARC3 - 9 ARCH-2764-2016 (2102 Broad) Page 10 Directional Item 3: Eliminate metal siding Eliminate the use of patterned metal siding on this building. Wood and masonry materials that enhance the compatibility, continuity, and harmony between the project and the surrounding neighborhood are encouraged, for consistency with Community Design Guidelines § 5.3 (E). Directional Item 4: Entries Employ landscaping and appropriate site features, such as trellises or arbors, to draw attention to, and highlight, the entry area, and to provide a transition into the interior of the site, consistent with Community Design Guidelines § 5.5 (A.3). 5.0 ATTACHMENTS 1. Vicinity Map 2. Project plans 3. Prior Approvals (A & ARCMI 29-12) Included in Commission member portfolio: Project plans Available at ARC hearing: Project plans originally approved under ARCMI 29-12 ARC3 - 10 C-S-H PF-H C-S-H C-N R-2 R-2 C-N C-N C-N C-N R-2 C-R-SFR-2 PF C-N C-N B R O A D SA N T A B A R B A R A BRANCH CH O R R O VICINITY MAP ARCH-2764-20162102 Broad St ¯ ATTACHMENT 1 ARC3 - 11 AR - T - 1 Ti t l e S h e e t 10 1 1 5 ar - t - 1 t i t l e s h e e t . d w g -- - - 21 0 2 B r o a d S t Sa m C l e m o n s co n s u l t a n t s : cl i e n t : sh e e t n a m e : sh e e t n u m b e r : da t e / p u r p o s e : fi l e : jo b n o : ap p l i c a t i o n n o : CO P Y R I G H T -- - - -- - - Sa n L u i s O b i s p o Ca 9 3 4 0 1 -- - - -- - - pl b d - 2 1 4 5 - 2 0 1 5 -- - - - - - - 21 0 2 B r o a d S t r e e t Sa n L u i s O b i s p o Ca -- - - Vi c i n i t y M a p Pr o j e c t D e s c r i p t i o n Pr o j e c t I n f o r m a t i o n Ow n e r Sa m C l e m o n s Ad d r e s s 21 0 2 B r o a d S t Sa n L u i s O b i s p o , C a Ap n 00 3 - 7 4 8 - 0 2 8 ZO N E : C- N ( n e i g h b o r h o o d c o m e r c i a l ) Oc c u p a n c y : R3 Co n s t r u c t i o n T y p e : VB LO T S I Z E : .1 1 a c . ( 4 , 8 3 2 s q f t ) LO T C O V E R A G E : Al l o w e d = 75 % m a x ( 3 , 6 2 4 s q f t ) Pr o v i d e d = 2, 4 7 7 s q f t SE T B A C K S : Fr o n t = 5' Si d e = 5' Ba c k = 5' HE I G H T : Al l o w a b l e = 35 ' ( s t e p p e d w i t h s e t b a c k s e e el e v a t i o n s f o r g r a p h i c de p i c t i o n o f a l l o w a b l e h e i g h t ) Pr o p o s e d = 3 5 ' PA R K I N G : Re q u i r e d = 2 s p a c e s Pr o v i d e d = 1 ( E ) g a r a g e + 2 ( N ) g a r a g e s = 3 Wo r k o n t h i s p r o p e r t y w i l l o c c u r u n d e r s e p a r a t e p e r m i t s . T h e s c o p e o f w o r k un d e r t h i s p e r m i t a p p r o v a l i s r e f e r r e d t o a s P h a s e 2 . S e e b e l o w f o r a de s c r i p t i o n RE L A T E D W O R K ( n o t p a r t o f t h i s p e r m i t r e v i e w ) : 1. P h a s e 1 : c o n s t r u c t i o n o f a 1 , 8 6 8 s f t w o s t o r y r e s i d e n t i a l a d d i t i o n as a p p r o v e d u n d e r S L O B u i l d i n g p e r m i t # 2 7 7 7 7 2. A s b e s t o s A b a t e m e n t : r e m o v a l o f A s b e s t o s c o n t a i n i n g m a t e r i a l s i n t h e (E ) r e s i d e n c e b y a l i c e n s e d a b a t e m e n t c o n t r a c t o r 3. D e m o l i t i o n : d e m o l i t i o n o f 6 0 7 s f r e s i d e n c e u n d e r b u i l d i n g p e r m i t ap p l i c a t i o n # P L D E M O - 1 8 4 7 - 2 0 1 5 SC O P E O F W O R K T H I S A P P L I C A T I O N : 1. P h a s e 2 : C o n s t r u c t i o n o f a 2 , 1 4 9 s f 3 s t o r y r e p l a c e m e n t o f t h e (E ) r e s i d e n c e t o b e d e m o l i s h e d ( s e e r e l a t e d w o r k ) . T h i s c o n s t r u c t i o n w i l l be i n t e g r a t e d w i t h P h a s e 1 ( s e e r e l a t e d w o r k ) t o f o r m a c o m p l e t e S i n g l e Fa m i l y R e s i d e n c e . P h a s e 2 w i l l i n c l u d e t h e s p a c e s l i s t e d b e l o w . S e e Pr o j e c t A r e a C a l c s h e e t T 1 f o r a d e t a i l e d l i s t i n g o f s p a c e s a n d a r e a s . a. 2 c a r g a r a g e b. 2 n d f l o o r M a s t e r S u i t e c. 3 r d f l o o r B e d r o o m , K i t c h e n , D i n i n g a n d e x t e r i o r d e c k Sh e e t I n d e x Sh e e t Nu m b e r Sh e e t T i t l e Ti t l e S h e e t AR - 1 . 1 1 s t F l o o r S c h e m a t i c P l a n Si t e AR - T - 1 AR - 1 . 2 2 n d F l o o r S c h e m a t i c P l a n AR - 1 . 3 3 r d F l o o r S c h e m a t i c P l a n AR - 2 . 2 E a s t & W e s t E l e v a t i o n s AR - 0 . 1 S i t e P l a n Ar c h i t e c t u r a l Pr o j e c t A r e a C a l c . AR - 2 . 1 N o r t h & S o u t h E l e v a t i o n s 20 1 6 - 0 2 - 1 1 / I n c i d e n t a l A r c h R e v i e w CB - 0 . 1 C o l o r B o a r d Co n c e p t u a l L a n d s c a p e P l a n Co n d i t i o n s o f A p p r o v a l Ju n e 2 2 , 2 0 1 2 Sa m C l e m o n s 21 0 2 B r o a d S t r e e t Sa n L u i s O b i s p o , C A 9 3 4 0 1 • • • • • • • • • • • • • • • • • • • • • • • •• • • • • • • • • • • • • • • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Re v i e w o f t w o - s t o r y a d d i t i o n t o t h e f r o n t o f a n e x i s t i n g s i n g l e - s t o r y , s i n g l e - f a m i l y re s i d e n c e De a r M r . C l e m o n s : On J u n e 2 2 , 2 0 1 2 , I r e v i e w e d y o u r p l a n s t o c o n s t r u c t a t w o - s t o r y a d d i t i o n t o t h e f r o n t o f a n e x i s t i n g si n g l e - s t o r y r e s i d e n c e l o c a t e d a t 2 1 0 2 B r o a d S t r e e t i n t h e N e i g h b o r h o o d C o m m e r c i a l ( C - N ) z o n e . Th e p r o j e c t p r o p o s e s c o n s t r u c t i o n o f a 1 , 6 1 5 s q u a r e - f o o t , t w o - s t o r y a d d i t i o n t o t h e f r o n t o f t h e e x i s t i n g 60 7 s q u a r e - f o o t , o n e - b e d r o o m s i n g l e - f a m i l y r e s i d e n c e . T h e • • • •• • • • • • • • of t h e e x i s t i n g s i n g l e - f a m i l y re s i d e n c e w i l l b e r e c o n s t r u c t e d t o m a t c h t h e c o n t e m p o r a r y s t y l e o f t h e p r o p o s e d a d d i t i o n , c r e a t i n g o n e in t e g r a l r e s i d e n c e . A f t e r r e v i e w i n g t h e p l a n s , I d e t e r m i n e d t h a t t h e p r o j e c t i s m i n o r a n d w i l l n o t r e q u i r e re v i e w b y t h e A r c h i t e c t u r a l R e v i e w C o m m i s s i o n ( A R C ) . Y o u r p l a n s a r e a p p r o v e d , b a s e d o n f i n d i n g s an d s u b j e c t t o t h e f o l l o w i n g c o n d i t i o n s : Fi n d i n g s 1. T h e p r o j e c t w i l l n o t b e d e t r i m e n t a l t o t h e h e a l t h , s a f e t y , a n d w e l f a r e o f p e r s o n s l i v i n g o r w o r k i n g a t th e s i t e o r i n t h e v i c i n i t y b e c a u s e t h e r e s i d e n c e i s a n e s t a b l i s h e d u s e a t t h e s u b j e c t l o c a t i o n a n d t h e pr o p o s e d a d d i t i o n i s c o m p a t i b l e w i t h s i t e c o n s t r a i n t s a n d t h e s c a l e a n d c h a r a c t e r o f t h e ne i g h b o r h o o d . 2. T h e p r o p o s e d a d d i t i o n i s c o n s i s t e n t w i t h G e n e r a l P l a n p o l i c i e s f o r c o m p a t i b l e d e v e l o p m e n t b e c a u s e it i s i n s c a l e a n d c h a r a c t e r w i t h t h e n e i g h b o r h o o d a n d r e s p e c t s t h e p r i v a c y a n d s o l a r a c c e s s o f ne i g h b o r i n g b u i l d i n g s ( L U E 2 . 2 . 1 0 ) . 3. A s c o n d i t i o n e d , t h e p r o j e c t i s c o n s i s t e n t w i t h t h e C o m m u n i t y D e s i g n G u i d e l i n e s b e c a u s e t h e pr o p o s e d r e s i d e n c e i s c o m p a t i b l e i n s c a l e , s i t i n g , d e t a i l i n g , c o l o r , a n d o v e r a l l c h a r a c t e r w i t h a d j a c e n t bu i l d i n g s i n t h e n e i g h b o r h o o d . 4. T h e p r o j e c t i s c o n s i s t e n t w i t h t h e C o m m u n i t y D e s i g n G u i d e l i n e s b e c a u s e i t i s a n i n t e g r a l a d d i t i o n wi t h a l l s i d e s o f t h e r e s i d e n c e u s i n g t h e s a m e m a t e r i a l s a n d d e s i g n d e t a i l s . 5. T h e p r o j e c t i s c o n s i s t e n t w i t h t h e C i t y ' s Z o n i n g R e g u l a t i o n s b e c a u s e i t m e e t s d e n s i t y a n d p r o p e r t y de v e l o p m e n t s t a n d a r d s f o r t h e C - N z o n e . 6. T h e p r o j e c t i s e x e m p t f r o m e n v i r o n m e n t a l r e v i e w u n d e r C l a s s 3 2 ( S e c t i o n 1 5 3 3 2 ) , I n f i l l D e v e l o p m e n t Pr o j e c t s , o f t h e C E Q A G u i d e l i n e s . Co n d i t i o n s 1. T h e p r o j e c t s h a l l c o m p l y w i t h c o n d i t i o n s o f a p p r o v a l e s t a b l i s h e d b y U s e P e r m i t A 2 9 - 1 2 . 2. A b u i l d i n g p l a n c h e c k s u b m i t t a l t h a t i s i n f u l l c o n f o r m a n c e w i t h s u b m i t t e d p r o j e c t p l a n s a n d t h e fo l l o w i n g c o n d i t i o n s o f a p p r o v a l s h a l l b e s u b m i t t e d f o r r e v i e w a n d a p p r o v a l o f t h e C o m m u n i t y De v e l o p m e n t D e p a r t m e n t . 3. T h e p r o p o s e d p r i m a r y a n d s e c o n d a r y c o l o r s s h a l l b e l i g h t e n e d t o m a i n t a i n c o m p a t i b i l i t y w i t h ne i g h b o r i n g s t r u c t u r e s . P l a n s s u b m i t t e d f o r a b u i l d i n g p e r m i t s h a l l i n c l u d e a p r i m a r y a n d s e c o n d a r y ex t e r i o r c o l o r s a m p l e f o r r e v i e w a n d a p p r o v a l o f t h e C o m m u n i t y D e v e l o p m e n t D e p a r t m e n t . 4. P l a n s s u b m i t t e d f o r a b u i l d i n g p e r m i t s h a l l c a l l o u t t h e c o l o r s a n d m a t e r i a l s o f a l l p r o p o s e d b u i l d i n g su r f a c e s a n d o t h e r i m p r o v e m e n t s o n e l e v a t i o n d r a w i n g s . C o l o r s a n d m a t e r i a l s s h a l l b e a s s h o w n o n th e c o l o r s a n d m a t e r i a l s b o a r d s u b m i t t e d w i t h t h e M i n o r o r I n c i d e n t a l A r c h i t e c t u r a l R e v i e w ap p l i c a t i o n , e x c e p t a s p r o v i d e d i n c o n d i t i o n # 3 a b o v e . 5. P l a n s s u b m i t t e d f o r a b u i l d i n g p e r m i t s h a l l i n c l u d e a c o m p l e t e l a n d s c a p i n g p l a n a n d / o r p r o v i d e de t a i l s o f e x i s t i n g l a n d s c a p i n g . A l l p l a n t i n g s h o w n o n t h e a p p r o v e d l a n d s c a p i n g p l a n s h a l l b e in s t a l l e d p r i o r t o t h e r e l e a s e o f o c c u p a n c y . 6. A n y p r o p o s e d e x t e r i o r l i g h t i n g s h a l l b e s h o w n o n p l a n s s u b m i t t e d f o r a b u i l d i n g p e r m i t a n d s h a l l b e do w n w a r d - f a c i n g , f u l l y r e c e s s e d , a n d s h i e l d e d t o a v o i d l i g h t t r e s p a s s a n d a d v e r s e i m p a c t s t o vi s i b i l i t y o f t h e n i g h t s k y c o n s i s t e n t w i t h C h a p t e r 1 7 . 2 3 o f t h e Z o n i n g R e g u l a t i o n s . My d e c i s i o n i s f i n a l u n l e s s a p p e a l e d t o t h e A r c h i t e c t u r a l R e v i e w C o m m i s s i o n w i t h i n 1 0 c a l e n d a r d a y s o f th e d a t e o f t h i s l e t t e r . A n y p e r s o n a g g r i e v e d b y t h e d e c i s i o n m a y f i l e a n a p p e a l . A p p e a l f o r m s a r e av a i l a b l e i n t h e C o m m u n i t y D e v e l o p m e n t D e p a r t m e n t . T h e f e e f o r f i l i n g a n a p p e a l i s $ 2 6 1 a n d m u s t ac c o m p a n y t h e a p p e a l d o c u m e n t a t i o n . A p p e a l s w i l l b e s c h e d u l e d f o r t h e f i r s t a v a i l a b l e A r c h i t e c t u r a l Re v i e w C o m m i s s i o n m e e t i n g d a t e . I f a n a p p e a l i s f i l e d , y o u w i l l b e n o t i f i e d b y m a i l o f t h e d a t e a n d t i m e of t h e h e a r i n g . Th e C o m m u n i t y D e v e l o p m e n t D i r e c t o r ' s a p p r o v a l e x p i r e s a f t e r t h r e e y e a r s i f c o n s t r u c t i o n h a s n o t st a r t e d . O n r e q u e s t p r i o r t o t h e e x p i r a t i o n o f t h e o r i g i n a l a p p r o v a l , t h e C o m m u n i t y D e v e l o p m e n t D i r e c t o r ma y g r a n t a s i n g l e , o n e - y e a r e x t e n s i o n . If y o u h a v e a n y q u e s t i o n s , o r i f y o u n e e d a d d i t i o n a l i n f o r m a t i o n , p l e a s e c o n t a c t M a r c u s C a r l o n i a t ( 8 0 5 ) 78 1 - 7 1 7 6 . Si n c e r e l y , Pa m R i c c i , A I C P Se n i o r P l a n n e r De v e l o p m e n t R e v i e w cc : C o u n t y o f S L O A s s e s s o r ' s O f f i c e Ar c h i t e c t u r a l R e v i e w C o m m i s s i o n C h a i r Br y a n R i d l e y P. O . B o x 1 8 1 0 Sa n L u i s O b i s p o , C A 9 3 4 0 6 AR - 1 . 4 R o o f P l a n LP A T T A C H M E N T 2 A R C 3 - 1 2 5'-0" 5'-0" 9 ' - 8 1 2 " 6 " 4 8 ' - 5 3 4 " 13 ' - 4 " 1 2 " 5 ' - 0 " 1 4 ' - 0 " 1 0 ' - 8 " 1 1 ' - 4 " 1 4 ' - 8 " 6r @ 7 " = 3 ' - 6 " A- 0 . 1 4 A- 4 . 1 3. 2 Fire H y d r a n t ± 115 ' Fire H y d r a n t ± 240 ' D0 2 2 1 A 1 N3 3 4 0 A 1 E3 3 7 0 A 1 R3 3 5 1 A 1 E0 2 2 1 B 1 E3 3 1 2 A 4 E0 2 2 0 A 1 E3 2 0 4 A 1 E0 2 2 1 A 2 N3 2 0 4 A 3 N3 2 9 0 P 1 E0 2 2 1 A 1 E0 1 0 2 A 1 E0 1 0 2 A 3 E0 2 2 1 B 2 N0 2 2 1 B 2 E0 1 0 2 A 3 D0 2 2 1 A 2 E0 1 0 2 A 4 N2 3 8 1 A 3 N2 3 8 1 A 2 N2 3 8 1 A 1 N3 2 9 0 P 1 N3 2 9 0 P 1 N1 3 1 1 P 1 N1 3 1 1 P 2 N3 2 1 4 A 1 AR - 0 . 1 Si t e P l a n 10 1 1 5 ar - 0 . 1 s i t e p l a n . d w g -- - - Cl e m o n s Re s i d e n c e 21 0 2 B r o a d S t Sa m C l e m o n s co n s u l t a n t s : cl i e n t : sh e e t n a m e : sh e e t n u m b e r : da t e / p u r p o s e : fi l e : jo b n o : ap p l i c a t i o n n o : CO P Y R I G H T -- - - -- - - Sa n L u i s O b i s p o Ca 9 3 4 0 1 -- - - -- - - pl b d - 2 1 4 5 - 2 0 1 5 -- - - - - - - 21 0 2 B r o a d S t r e e t Sa n L u i s O b i s p o Ca -- - - 20 1 6 - 0 2 - 1 1 / I n c i d e n t a l A r c h R e v i e w 1 1/ 8 " = 1 ' - 0 " AR S i t e P l a n SC A L E : 1 / 4 " = 1 ' - 0 " 2' 4 '08 ' RE F E R E N C E K E Y N O T E S DE M O L I S H & R E M O V E - S H O W N D A S H E D ( N O T E S W / D P R E F I X ) - D0 2 - S I T E S U R V E Y D0 2 2 1 A 1 - EX I S T I N G R E S I D E N C E T O B E D E M O L I S H E D U N D E R D E M O L I T I O N PE R M I T # 1 8 4 7 - 2 0 1 5 D0 2 2 1 A 2 - EX I S T I N G O U T B U I L D I N G T O B E D E M O L I S H E D U N D E R D E M O L I T I O N PE R M I T # 1 8 4 7 - 2 0 1 5 EX I S T I N G T O R E M A I N - S H O W N S O L I D ( N O T E S W / E P R E F I X ) - E0 1 - G E N E R A L E0 1 0 2 A 1 - A D J A C E N T R E S I D E N C E E0 1 0 2 A 3 - (E ) A D J A C E N T B U I S N E S S E0 1 0 2 A 4 - E X I S T I N G T R A S H I N C L O S U R E T O R E M A I N E0 2 - S I T E S U R V E Y : E X I S T I N G S I T E F E A T U R E S E0 2 2 0 A 1 - E X I S T I N G C A T C H B A S I N E0 2 2 1 A 1 - P R O P E R T Y L I N E E0 2 2 1 A 2 - S E T B A C K L I N E E0 2 2 1 B 1 - EX I S T I N G C O N S T R U C T I O N P E R P E R M I T 2 7 7 7 7 , S H O W N W I T H L I G H T SH A D I N G E0 2 2 1 B 2 - L I N E O F D E C K A B O V E P E R P E R M I T 2 7 7 7 7 E3 2 - S I T E I M P R O V E M E N T S E3 2 0 4 A 1 - E X I S T I N G 8 " C O N C R E T E W A L L E3 3 - U T I L I T I E S E3 3 1 2 A 4 - E X I S T I N G 1 " W A T E R L I N E E3 3 7 0 A 1 - P G & E E L E C T R I C A L S E R V I C E NE W I M P R O V E M E N T S - S H O W N S O L I D ( N O T E S W / N P R E F I X ) - N0 2 - S I T E S U R V E Y - N0 2 2 1 B 2 - L I N E O F N E W D E C K A B O V E N1 3 - S P E C I A L C O N S T R U C T I O N - N1 3 1 1 P 1 - SW I M S P A , S E E P O O L C O N T R A C T O R D E S I G N D R A W I N G S N1 3 1 1 P 2 - SW I M S P A E Q U I P T M E N T N2 3 - H V A C - N2 3 8 1 A 1 - FU J I T S U A O U 3 6 R L X F Z 1 O U T D O O R U N I T , I N S T A L L E D P E R MA N U F A C T U R E R S I N S T R U C T I O N S . N2 3 8 1 A 2 - FU J I T S U A O U 2 4 R L X F Z O U T D O O R U N I T , I N S T A L L E D P E R MA N U F A C T U R E R S I N S T R U C T I O N S . N2 3 8 1 A 3 - FU J I T S U A O U 1 2 R L F C O U T D O O R U N I T , I N S T A L L E D P E R MA N U F A C T U R E R S I N S T R U C T I O N S N3 2 - S I T E N3 2 0 4 A 3 - 1 0 ' B L O C K P R I V A C Y W A L L N3 2 1 4 A 1 - F I R E P I T N3 2 9 0 P 1 - PL A N T E R , R E F E R T O L A N D S C A P E D R A W I N G S F O R A D D I T I O N A L IN F O R M A T I O N N3 3 - U T I L I T I E S N3 3 4 0 A 1 - N E W G A S M E T E R RE L O C A T E - S H O W N D A S H E D ( N O T E S W / R P R E F I X ) - R3 3 - U T I L I T I E S R3 3 5 1 A 1 - RE L O C A T E D E X I S T I N G G A S S E R V I C E , I N S T A L L E D P E R C I T Y ST A N D A R D S 1 7 U D V K ( Q F 5H O R F D W H ( 7 U D V K A T T A C H M E N T 2 A R C 3 - 1 3 ph a s e 2 ph a s e 1 ph a s e 2 ph a s e 1 11 22 33 44 abcd 66 55 abcd A- 3 . 1 2. 6 A- 3 . 1 1. 2 5 A- 3 . 2 4. 4 A- 3 . 1 2. 6 A- 3 . 1 1. 2 5 A- 3 . 2 4. 4 44 7 s q . f t . 55 s q . f t . 31 s q . f t . 38 s q . f t . 38 s q . f t . 38 s q . f t . 70 s q . f t . 50 s q . f t . 23 2 s q . f t . 18 0 s q . f t . 76 s q . f t . gl a s s wa s h e r wi n e co o l e r AR - 1 . 1 1s t F l o o r Sc h e m a t i c P l a n 10 1 1 5 ar - 1 . 1 1 s t f l o o r s c h e m a t i c p l a n . d w g -- - - 20 1 6 - 0 2 - 1 1 / I n c i d e n t a l A r c h R e v i e w Cl e m o n s Re s i d e n c e 21 0 2 B r o a d S t Sa m C l e m o n s co n s u l t a n t s : cl i e n t : sh e e t n a m e : sh e e t n u m b e r : da t e / p u r p o s e : fi l e : jo b n o : ap p l i c a t i o n n o : CO P Y R I G H T 20 1 6 - 0 5 - 1 0 A R M o d R e v f o r A R C M t g -- - - Sa n L u i s O b i s p o Ca 9 3 4 0 1 -- - - -- - - pl b d - 2 1 4 5 - 2 0 1 5 -- - - - - - - 21 0 2 B r o a d S t r e e t Sa n L u i s O b i s p o Ca -- - - 1 1/ 4 " = 1 ' - 0 " Sc h e m a t i c 1 s t F l o o r P l a n SC A L E : 1 / 4 " = 1 ' - 0 " 2' 4 '08 ' A T T A C H M E N T 2 A R C 3 - 1 4 ph a s e 2 ph a s e 1 ph a s e 2 ph a s e 1 11 22 33 44 abcd 66 55 abcd A- 3 . 1 2. 6 A- 3 . 1 1. 2 5 A- 3 . 2 4. 4 A- 3 . 1 2. 6 A- 3 . 1 1. 2 5 A- 3 . 2 4. 4 28 8 s q . f t . 13 4 s q . f t . 68 s q . f t . 30 0 s q . f t . 18 8 s q . f t . 33 s q . f t . 15 6 s q . f t . 11 8 s q . f t . 26 1 s q . f t . 84 s q . f t . UP88 s q . f t . 26 s q . f t . AR - 1 . 2 2n d F l o o r Sc h e m a t i c P l a n 10 1 1 5 ar - 1 . 2 2 n d f l o o r s c h e m a t i c p l a n . d w g -- - - Cl e m o n s Re s i d e n c e 21 0 2 B r o a d S t Sa m C l e m o n s co n s u l t a n t s : cl i e n t : sh e e t n a m e : sh e e t n u m b e r : da t e / p u r p o s e : fi l e : jo b n o : ap p l i c a t i o n n o : CO P Y R I G H T 20 1 6 - 0 5 - 1 0 A R M o d R e v f o r A R C M t g (p r i n t c o r r e c t i o n ) Sa n L u i s O b i s p o Ca 9 3 4 0 1 -- - - -- - - pl b d - 2 1 4 5 - 2 0 1 5 -- - - - - - - 21 0 2 B r o a d S t r e e t Sa n L u i s O b i s p o Ca -- - - 20 1 6 - 0 2 - 1 1 / I n c i d e n t a l A r c h R e v i e w 1 1/ 4 " = 1 ' - 0 " Sc h e m a t i c 2 n d F l o o r P l a n SC A L E : 1 / 4 " = 1 ' - 0 " 2' 4 '08 ' A T T A C H M E N T 2 A R C 3 - 1 5 11 22 33 44 abcd 66 55 abcd A- 3 . 1 2. 6 A- 3 . 1 1. 2 5 A- 3 . 2 4. 4 A- 3 . 1 2. 6 A- 3 . 1 1. 2 5 A- 3 . 2 4. 4 23 4 s q . f t . 23 4 s q . f t . 72 s q . f t . 70 s q . f t . 31 6 s q . f t . 12 6 s q . f t . AR - 1 . 3 3r d F l o o r Sc h e m a t i c P l a n 10 1 1 5 ar - 1 . 3 3 r d f l o o r s c h e m a t i c p l a n . d w g -- - - Cl e m o n s Re s i d e n c e 21 0 2 B r o a d S t Sa m C l e m o n s co n s u l t a n t s : cl i e n t : sh e e t n a m e : sh e e t n u m b e r : da t e / p u r p o s e : fi l e : jo b n o : ap p l i c a t i o n n o : CO P Y R I G H T 20 1 6 - 0 5 - 1 0 A R M o d R e v f o r A R C M t g -- - - Sa n L u i s O b i s p o Ca 9 3 4 0 1 -- - - -- - - pl b d - 2 1 4 5 - 2 0 1 5 -- - - - - - - 21 0 2 B r o a d S t r e e t Sa n L u i s O b i s p o Ca -- - - 20 1 6 - 0 2 - 1 1 / I n c i d e n t a l A r c h R e v i e w 1 1/ 4 " = 1 ' - 0 " Sc h e m a t i c 3 r d F l o o r P l a n SC A L E : 1 / 4 " = 1 ' - 0 " 2' 4 '08 ' A T T A C H M E N T 2 A R C 3 - 1 6 11 22 33 44 abcd 66 55 abcd A- 3 . 1 2. 6 A- 3 . 1 1. 2 5 A- 3 . 2 4. 4 A- 3 . 1 2. 6 A- 3 . 1 1. 2 5 A- 3 . 2 4. 4 4' - 0 " 8 ' - 6 " 5 ' - 0 " 5 1 2 " 4' - 0 " 3 : 1 2 N0 1 1 0 A 2 N0 1 1 1 A 2 1/ 4 : 1 2 N0 7 7 1 A 1 N0 7 3 1 A 1 3 : 1 2 1/ 4 : 1 2 N0 1 1 0 A 1 N0 1 1 0 A 3 N0 7 7 1 B 1 N0 7 7 1 B 1 N0 7 7 1 C 1 N4 8 1 4 A 1 AR - 1 . 4 Ro o f P l a n 10 1 1 5 ar - 1 . 4 r o o f p l a n . d w g -- - - Cl e m o n s Re s i d e n c e 21 0 2 B r o a d S t Sa m C l e m o n s co n s u l t a n t s : cl i e n t : sh e e t n a m e : sh e e t n u m b e r : da t e / p u r p o s e : fi l e : jo b n o : ap p l i c a t i o n n o : CO P Y R I G H T -- - - -- - - Sa n L u i s O b i s p o Ca 9 3 4 0 1 -- - - -- - - pl b d - 2 1 4 5 - 2 0 1 5 -- - - - - - - 21 0 2 B r o a d S t r e e t Sa n L u i s O b i s p o Ca -- - - 20 1 6 - 0 2 - 1 1 / I n c i d e n t a l A r c h R e v i e w 1 1/ 4 " = 1 ' - 0 " Ro o f P l a n SC A L E : 1 / 4 " = 1 ' - 0 " 2' 4 '08 ' RE F E R E N C E K E Y N O T E S NE W I M P R O V E M E N T S - S H O W N S O L I D ( N O T E S W / N P R E F I X ) - N0 1 - G E N E R A L N0 1 1 0 A 1 - L I N E O F W A L L B E L O W S H O W N D A S H E D N0 1 1 0 A 2 - PR I O R T O F R A M I N G M A X R O O F H E I G H T W I L L B E M A R K E D U S I N G A S T O R Y P O L E A N D V E R I F I E D B Y A S U R V E Y O R N0 1 1 0 A 3 - L I N E O F D E C K B E L O W N0 1 1 1 A 2 - V A L L E Y N0 7 - T H E R M A L & M O I S T U R E P R O T E C T I O N - N0 7 3 1 A 1 - ST A N D I N G S E A M M E T A L R O O F I N G , 2 4 G A . 1 2 " W I D E P A N E L , 3 " HI G H R I B , M E C H A N I C A L L Y R O L L E D S E A M , C O L O R M A T T E B L A C K OR E Q U A L A S S E L E C T E D B Y O W N E R N0 7 7 1 A 1 - G U T T E R N0 7 7 1 B 1 - D O W N S P O U T N0 7 7 1 C 1 - R A I N D I V E R T E R S T R I P N4 8 - E L E C T R I C A L P O W E R G E N E R A T I O N - N4 8 1 4 A 1 - SO L A R T H I N F I L M B U I L D I N G I N T E G R A T E D P H O T O V O L T A I C ( B I P V ) PA N E L S A T T A C H E D D I R E C T L Y T O T H E S T A N D I N G S E A M M E T A L RO O F I N G , A R E A S H O W N S H A D E D A T T A C H M E N T 2 A R C 3 - 1 7 A- 3 . 1 2. 6 A- 3 . 1 1. 2 5 A- 3 . 2 4. 4 10 ' - 0 " M a x . A d d H t . A l l o w e d w / S o l a r Re l a t i v e t o A v g . N a t . G r a d e +3 5 ' - 0 " Ba s e A l l o w . B l d g H t . +3 8 ' - 2 " Ma x . P r o p o s e d B l d g H t . 3 5 ' - 0 " -1 ' - 0 " Av e . F i n . G r a d e 1 ' - 0 " 0' - 0 " To p o f ( E ) A p p r o v e d S l a b N0 9 2 0 A 2 N0 5 7 3 A 1 N0 9 2 0 A 1 N0 8 5 0 A 1 N0 8 1 0 A 1 N0 9 2 0 A 5 N0 9 2 0 A 2 N0 9 2 0 A 3 E0 2 2 1 A 4 N0 7 3 1 A 1 N0 9 2 0 A 1 5' - 0 " 1 1 ' - 0 " +1 1 ' - 0 " 2n d F F 1 2 ' - 0 " +2 3 ' - 0 " 3r d F F 1 2 ' - 1 1 4 " 3 9 ' - 2 " +3 5 ' - 1 " T. O . P l . AR - 2 . 1 No r t h & S o u t h El e v a t i o n s 10 1 1 5 ar - 2 . 1 n o r t h & s o u t h e l e v a t i o n s . d w g -- - - Cl e m o n s Re s i d e n c e 21 0 2 B r o a d S t Sa m C l e m o n s co n s u l t a n t s : cl i e n t : sh e e t n a m e : sh e e t n u m b e r : da t e / p u r p o s e : fi l e : jo b n o : ap p l i c a t i o n n o : CO P Y R I G H T -- - - -- - - Sa n L u i s O b i s p o Ca 9 3 4 0 1 -- - - -- - - pl b d - 2 1 4 5 - 2 0 1 5 -- - - - - - - 21 0 2 B r o a d S t r e e t Sa n L u i s O b i s p o Ca -- - - 1 1/ 4 " = 1 ' - 0 " So u t h E l e v a t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 2' 4 '08 ' 2 1/ 4 " = 1 ' - 0 " No r t h E l e v a t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 2' 4 '08 ' 20 1 6 - 0 2 - 1 1 / I n c i d e n t a l A r c h R e v i e w RE F E R E N C E K E Y N O T E S 00 - F O O T N O T E 00 - TH E S E N O T E S H A V E B E E N G E N E R A T E D A S P A R T O F A P R O J E C T MA S T E R N O T E L I S T . T H E N U M E R I C I D E N T I F I C A T I O N F O R E A C H IN D I V I D U A L N O T E I S U N I Q U E A N D C O N S I S T E N T T H R O U G H O U T TH E S E T . N O T A L L N O T E S A P P E A R O N E A C H S H E E T . EX I S T I N G T O R E M A I N - S H O W N S O L I D ( N O T E S W / E P R E F I X ) - E0 2 - S I T E S U R V E Y : E X I S T I N G S I T E F E A T U R E S E0 2 2 1 A 4 - MA X . S I D E Y A R D B U I L D I N G H E I G H T S F O R Z O N E C - N P E R S A N L U I S OB I S P O 2 0 1 4 Z O N I N G R E G U L A T I O N S NE W I M P R O V E M E N T S - S H O W N S O L I D ( N O T E S W / N P R E F I X ) - N0 5 - M E T A L N0 5 7 3 A 1 - GL A S S R A I L I N G , M I N I M U M ¼ - I N C H T H I C K F U L L Y T E M P E R E D O R LA M I N A T E D G L A S S C O M P L Y I N G W I T H C A T E G O R Y I I O F C P S C 1 6 CF R 1 2 0 1 O R C L A S S A O F A N S I Z 9 7 . 1 W I T H A T O P R A I L 4 2 " ME A S U R E D V E R T I C A L L Y A B O V E T H E W A L K I N G S U R F A C E A S SE L E C T E D B Y O W N E R N0 6 - W O O D , P L A S T I C S & C O M P O S I T E S N0 6 4 0 A 1 - RE D W O O D S L A T S C R E E N W / M A H O G A N Y S T A I N , S E E D E T A I L 2. 1 / A - 4 . 1 N0 6 8 1 A 2 - GU A R D R A I L 4 2 " M I N . V E R T I C A L H T . , O P E N I N G S S H A L L N O T A L L O W PA S S A G E O F A S P H E R E 4 " I N D I A . F R O M W A L K I N G S U R F A C E T O GU A R D H T . N0 7 - T H E R M A L & M O I S T U R E P R O T E C T I O N - N0 7 3 1 A 1 - ST A N D I N G S E A M M E T A L R O O F I N G , 2 4 G A . 1 2 " W I D E P A N E L , 3 " HI G H R I B , M E C H A N I C A L L Y R O L L E D S E A M , S U B M I T C O L O R CH A R T F O R O W N E R S E L E C T I O N P R I O R T O P U R C H A S E O F MA T E R I A L N0 7 7 1 B 1 - D O W N S P O U T N0 8 - O P E N I N G S - N0 8 1 0 A 1 - D O O R A S S C H E D U L E D N0 8 5 0 A 1 - W I N D O W A S S C H E D U L E D N0 9 - F I N I S H E S - N0 9 2 0 A 1 - MA T C H E X I S T I N G 3 C O A T C E M E N T P L A S T E R : S T E E L T R O W L SM O O T H F I N I S H , O N S E L F F U R R I N G M E T A L L A T H O V E R T Y V E K ST U C C O W R A P O V E R P L Y W O O D . W H E R E I N S T A L L E D O V E R WO O D B A S E S H E A T H I N G P R O V I D E A S E C O N D " I N T E R V E N I N G LA Y E R " O F T Y V E K W A T E R - R E S I S T I V E B A R R I E R O R G R A D E D BU I L D I N G P A P E R . W H E R E I N S T A L L E D O V E R M E T A L L A T H O R W I R E LA T H S T U C C O T O B E A P P L I E D W I T H T H R E E C O A T A P P L I C A T I O N PE R C R C R 7 0 3 . 6 . 2 . C O L O R : " W O O D S M O K E " G L I D D E N G L N 4 0 N0 9 2 0 A 2 - ME T A L S I D I N G F R O M A E P , T W - 1 2 B L A C K C O L O R O R E Q U I L I V A N T , OV E R T Y V E K S T U C C O W R A P O V E R P L Y W O O D . W H E R E IN S T A L L E D O V E R W O O D B A S E S H E A T H I N G P R O V I D E A S E C O N D "I N T E R V E N I N G L A Y E R " O F T Y V E K W A T E R - R E S I S T I V E B A R R I E R O R GR A D E D B U I L D I N G P A P E R N0 9 2 0 A 3 - S C O R E P L A S T E R N0 9 2 0 A 5 - SP A C E D W O O D S L A T S , O V E R 4 ' X 8 ' S M O O T H C E M E N T B O A R D , OV E R T Y V E K B U I L D I N G W R A P N4 8 - E L E C T R I C A L P O W E R G E N E R A T I O N - N4 8 1 4 A 1 - SO L A R T H I N F I L M B U I L D I N G I N T E G R A T E D P H O T O V O L T A I C ( B I P V ) PA N E L S A T T A C H E D D I R E C T L Y T O T H E S T A N D I N G S E A M M E T A L RO O F I N G , A R E A S H O W N S H A D E D Gl a s s s e c t i o n a l ov e r h e a d g a r a g e do o r , t y p . A T T A C H M E N T 2 A R C 3 - 1 8 a b c d 3 12 N0 8 5 0 A 1 N0 5 7 3 A 1 N0 9 2 0 A 5 E0 7 3 1 A 1 N0 9 2 0 A 2 N0 6 4 0 A 1 E0 2 2 1 A 4 N0 9 2 0 A 1 +4 5 ' - 0 " Ma x . A l l o w . H t . W / S o l a r M a x . A d d H t . A l l o w e d w / S o l a r Re l a t i v e t o A v g . N a t . G r a d e +3 5 ' - 0 " Ba s e A l l o w . B l d g H t . +3 8 ' - 2 " Ma x . P r o p o s e d B l d g H t . 3 5 ' - 0 " -1 ' - 0 " Av e . F i n . G r a d e 0' - 0 " To p o f ( E ) A p p r o v e d S l a b 1 ' - 0 " 3 9 ' - 2 " 1 1 ' - 0 " 1 2 ' - 0 " +2 3 ' - 0 " 3r d F F +1 1 ' - 0 " 2n d F F 5' - 0 " +3 1 ' - 3 " T. O . P l . 8 ' - 3 " a 3 12 1/ 4 12 N0 8 5 0 A 1 N0 9 2 0 A 2 N0 5 7 3 A 1 N0 9 2 0 A 1 N0 8 5 0 A 1 N0 9 2 4 A 1 N0 9 2 0 A 5 E0 2 2 1 A 4 N0 6 4 0 A 1 N0 7 7 1 A 1 N0 9 2 0 A 1 -1 ' - 0 " Av e . F i n . G r a d e 0' - 0 " To p o f ( E ) A p p r o v e d S l a b 3 5 ' - 0 " 1 ' - 0 " 10 ' - 0 " M a x . A d d H t . A l l o w e d w / S o l a r Re l a t i v e t o A v g . N a t . G r a d e 3 9 ' - 2 " +2 3 ' - 0 " 3r d F F +3 1 ' - 3 " T. O . P l . +1 1 ' - 0 " 2n d F F 5' - 0 " 1 1 ' - 0 " 1 2 ' - 0 " 8 ' - 3 " Pr o p o s e d M a x . H t . - T o p o f S o l a r Re l a t i v e t o A v g . N a t . G r a d e Ba s e A l l o w . B l d g H t . Re l a t i v e t o A v g . N a t . G r a d e AR - 2 . 2 Ea s t & W e s t El e v a t i o n s 10 1 1 5 ar - 2 . 2 e a s t & w e s t e l e v a t i o n s . d w g -- - - Cl e m o n s Re s i d e n c e 21 0 2 B r o a d S t Sa m C l e m o n s co n s u l t a n t s : cl i e n t : sh e e t n a m e : sh e e t n u m b e r : da t e / p u r p o s e : fi l e : jo b n o : ap p l i c a t i o n n o : CO P Y R I G H T -- - - -- - - Sa n L u i s O b i s p o Ca 9 3 4 0 1 -- - - -- - - pl b d - 2 1 4 5 - 2 0 1 5 -- - - - - - - 21 0 2 B r o a d S t r e e t Sa n L u i s O b i s p o Ca -- - - 1 1/ 4 " = 1 ' - 0 " Ea s t E l e v a t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 2' 4 '08 ' 2 1/ 4 " = 1 ' - 0 " We s t E l e v a t i o n SC A L E : 1 / 4 " = 1 ' - 0 " 2' 4 '08 ' 20 1 6 - 0 2 - 1 1 / I n c i d e n t a l A r c h R e v i e w RE F E R E N C E K E Y N O T E S 00 - F O O T N O T E 00 - TH E S E N O T E S H A V E B E E N G E N E R A T E D A S P A R T O F A P R O J E C T MA S T E R N O T E L I S T . T H E N U M E R I C I D E N T I F I C A T I O N F O R E A C H IN D I V I D U A L N O T E I S U N I Q U E A N D C O N S I S T E N T T H R O U G H O U T TH E S E T . N O T A L L N O T E S A P P E A R O N E A C H S H E E T . EX I S T I N G T O R E M A I N - S H O W N S O L I D ( N O T E S W / E P R E F I X ) - E0 2 - S I T E S U R V E Y : E X I S T I N G S I T E F E A T U R E S E0 2 2 1 A 4 - MA X . S I D E Y A R D B U I L D I N G H E I G H T S F O R Z O N E C - N P E R S A N L U I S OB I S P O 2 0 1 4 Z O N I N G R E G U L A T I O N S E0 7 - T H E R M A L & M O I S T U R E P R O T E C T I O N E0 7 3 1 A 1 - E X I S T I N G R O O F NE W I M P R O V E M E N T S - S H O W N S O L I D ( N O T E S W / N P R E F I X ) - N0 5 - M E T A L N0 5 7 3 A 1 - GL A S S R A I L I N G , M I N I M U M ¼ - I N C H T H I C K F U L L Y T E M P E R E D O R LA M I N A T E D G L A S S C O M P L Y I N G W I T H C A T E G O R Y I I O F C P S C 1 6 CF R 1 2 0 1 O R C L A S S A O F A N S I Z 9 7 . 1 W I T H A T O P R A I L 4 2 " ME A S U R E D V E R T I C A L L Y A B O V E T H E W A L K I N G S U R F A C E A S SE L E C T E D B Y O W N E R N0 6 - W O O D , P L A S T I C S & C O M P O S I T E S N0 6 4 0 A 1 - RE D W O O D S L A T S C R E E N W / M A H O G A N Y S T A I N , S E E D E T A I L 2. 1 / A - 4 . 1 N0 7 - T H E R M A L & M O I S T U R E P R O T E C T I O N - N0 7 7 1 A 1 - G U T T E R N0 8 - O P E N I N G S - N0 8 5 0 A 1 - W I N D O W A S S C H E D U L E D N0 9 - F I N I S H E S - N0 9 2 0 A 1 - MA T C H E X I S T I N G 3 C O A T C E M E N T P L A S T E R : S T E E L T R O W L SM O O T H F I N I S H , O N S E L F F U R R I N G M E T A L L A T H O V E R T Y V E K ST U C C O W R A P O V E R P L Y W O O D . W H E R E I N S T A L L E D O V E R WO O D B A S E S H E A T H I N G P R O V I D E A S E C O N D " I N T E R V E N I N G LA Y E R " O F T Y V E K W A T E R - R E S I S T I V E B A R R I E R O R G R A D E D BU I L D I N G P A P E R . W H E R E I N S T A L L E D O V E R M E T A L L A T H O R W I R E LA T H S T U C C O T O B E A P P L I E D W I T H T H R E E C O A T A P P L I C A T I O N PE R C R C R 7 0 3 . 6 . 2 . C O L O R : " W O O D S M O K E " G L I D D E N G L N 4 0 N0 9 2 0 A 2 - ME T A L S I D I N G F R O M A E P , T W - 1 2 B L A C K C O L O R O R E Q U I L I V A N T , OV E R T Y V E K S T U C C O W R A P O V E R P L Y W O O D . W H E R E IN S T A L L E D O V E R W O O D B A S E S H E A T H I N G P R O V I D E A S E C O N D "I N T E R V E N I N G L A Y E R " O F T Y V E K W A T E R - R E S I S T I V E B A R R I E R O R GR A D E D B U I L D I N G P A P E R N0 9 2 0 A 5 - SP A C E D W O O D S L A T S , O V E R 4 ' X 8 ' S M O O T H C E M E N T B O A R D , OV E R T Y V E K B U I L D I N G W R A P N0 9 2 4 A 1 - EX T E R I O R S T U C C O 2 6 G A G U E M I N . M E T A L W E E P S C R E E D IN S T A L L E D N O T L E S S T H A N 4 " A B O V E F I N I S H G R A D E O R N O T L E S S TH A N 2 " A B O V E P A V E D S U R F A C E S P E R C B C 2 5 1 2 . 1 . 2 6H H $ 5 I R U OR F D W L R Q R I P D [ K W OL Q H A T T A C H M E N T 2 A R C 3 - 1 9 AR - 3 . 1 Se c t i o n 1 . 2 5 10 1 1 5 ar - a - 3 . 1 s e c t i o n 1 . 2 5 . d w g -- - - Cl e m o n s Re s i d e n c e 21 0 2 B r o a d S t Sa m C l e m o n s co n s u l t a n t s : cl i e n t : sh e e t n a m e : sh e e t n u m b e r : da t e / p u r p o s e : fi l e : jo b n o : ap p l i c a t i o n n o : CO P Y R I G H T -- - - -- - - Sa n L u i s O b i s p o Ca 9 3 4 0 1 -- - - -- - - pl b d - 2 1 4 5 - 2 0 1 5 -- - - - - - - 21 0 2 B r o a d S t r e e t Sa n L u i s O b i s p o Ca -- - - RE F E R E N C E K E Y N O T E S EX I S T I N G T O R E M A I N - S H O W N S O L I D ( N O T E S W / E P R E F I X ) - E0 2 - S I T E S U R V E Y : E X I S T I N G S I T E F E A T U R E S E0 2 2 1 B 1 - EX I S T I N G C O N S T R U C T I O N P E R P E R M I T 2 7 7 7 7 , S H O W N W I T H L I G H T SH A D I N G NE W I M P R O V E M E N T S - S H O W N S O L I D ( N O T E S W / N P R E F I X ) - N0 5 - M E T A L N0 5 7 3 A 1 - GL A S S R A I L I N G , M I N I M U M ¼ - I N C H T H I C K F U L L Y T E M P E R E D O R LA M I N A T E D G L A S S C O M P L Y I N G W I T H C A T E G O R Y I I O F C P S C 1 6 CF R 1 2 0 1 O R C L A S S A O F A N S I Z 9 7 . 1 W I T H A T O P R A I L 4 2 " ME A S U R E D V E R T I C A L L Y A B O V E T H E W A L K I N G S U R F A C E A S SE L E C T E D B Y O W N E R N0 6 - W O O D , P L A S T I C S & C O M P O S I T E S N0 6 8 1 A 2 - GU A R D R A I L 4 2 " M I N . 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A 29-12: 2102 Broad Street Dear Mr. Clemons: On Friday, June 1, 2012, I conducted a public hearing on your request for a Use Permit to allow construction of a two story addition to the front of an existing single story single- family residence in the Neighborhood Commercial (C-N) zone at the above-listed location. After reviewing the information presented, I have approved your request, based on the following findings and subject to the following conditions: Findings 1. The project will not be detrimental to the health, safety and welfare of persons living or working at the site or in the vicinity because the residence is an established use at the subject location and the proposed addition is compatible with site constraints and the scale and character of the neighborhood. 2. The proposed addition is consistent with General Plan policies for compatible development because it is in scale and character with the neighborhood and respects the privacy and solar access of neighboring buildings (LUE 2.2.10). 3. The proposed project is consistent with the Zoning Regulations because it meets density and property development standards for the C-N zone. 4. The project is exempt from environmental review under Class 32 (Section 15332), Infill Development Projects, of the CEQA Guidelines. Conditions 1. A building plan check submittal that is in full conformance with submitted project plans and the following conditions of approval shall be submitted for review and approval of the Community Development Department. ATTACHMENT 3 ARC3 - 21 A 29-12 (2102 Broad Street) Page 2 2. Any exterior lighting shall be shown on plans submitted for a building permit and shall be downward-facing, fully recessed and shielded to avoid light trespass and adverse impacts to visibility of the night sky consistent with Chapter 17.23 Night Sky Preservation of the City’s Zoning Regulations. 3. Prior to building permit issuance, the applicant shall submit a construction staging plan for review and approval of the Community Development Department. 4. The property shall contain one residence with one kitchen. A “Conditions of Use of Structure” agreement shall be recorded prior to building permit issuance to ensure compliance with this requirement. Code Requirements The following code requirements are included for informational purposes only. They serve to give the applicant a general idea of other City requirements that will apply to the project. This is not intended to be an exhaustive list as other requirements may be identified during the plan check process. The project will be subject to all codes and requirements in effect at the time of building permit application. 1. The property’s existing sewer lateral to the point of connection at the City main must pass a video inspection, including repair or replacement, as part of the project. The CCTV inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department. My decision is final unless appealed to the Planning Commission within 10 days of the action. Any person aggrieved by the decision may file an appeal. Appeal forms are available in the Community Development Department or on the City’s website (www.slocity.org). The fee for filing an appeal is $261 and must accompany the appeal documentation. If you have any questions, please call Marcus Carloni at (805) 781-7176. Sincerely, Doug Davidson Hearing Officer cc: SLO County Assessor’s Office Bryan Ridley Stalwork, Inc. P.O. Box 391 San Luis Obispo, CA 93403-0391 ATTACHMENT 3 ARC3 - 22 June 22, 2012 Sam Clemons 2102 Broad Street San Luis Obispo, CA 93401 Subject: ARCMI 29-12 (2102 Broad Street) Review of two-story addition to the front of an existing single-story, single-family residence Dear Mr. Clemons: On June 22, 2012, I reviewed your plans to construct a two-story addition to the front of an existing single-story residence located at 2102 Broad Street in the Neighborhood Commercial (C-N) zone. The project proposes construction of a 1,615 square-foot, two-story addition to the front of the existing 607 square-foot, one-bedroom single-family residence. The façade of the existing single-family residence will be reconstructed to match the contemporary style of the proposed addition, creating one integral residence. After reviewing the plans, I determined that the project is minor and will not require review by the Architectural Review Commission (ARC). Your plans are approved, based on findings and subject to the following conditions: Findings 1. The project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the residence is an established use at the subject location and the proposed addition is compatible with site constraints and the scale and character of the neighborhood. 2. The proposed addition is consistent with General Plan policies for compatible development because it is in scale and character with the neighborhood and respects the privacy and solar access of neighboring buildings (LUE 2.2.10). 3. As conditioned, the project is consistent with the Community Design Guidelines because the proposed residence is compatible in scale, siting, detailing, color, and overall character with adjacent buildings in the neighborhood. ATTACHMENT 3 ARC3 - 23 ARCMI 29-12 (2102 Broad Street) Page 2 4. The project is consistent with the Community Design Guidelines because it is an integral addition with all sides of the residence using the same materials and design details. 5. The project is consistent with the City’s Zoning Regulations because it meets density and property development standards for the C-N zone. 6. The project is exempt from environmental review under Class 32 (Section 15332), Infill Development Projects, of the CEQA Guidelines. Conditions 1. The project shall comply with conditions of approval established by Use Permit A 29-12. 2. A building plan check submittal that is in full conformance with submitted project plans and the following conditions of approval shall be submitted for review and approval of the Community Development Department. 3. The proposed primary and secondary colors shall be lightened to maintain compatibility with neighboring structures. Plans submitted for a building permit shall include a primary and secondary exterior color sample for review and approval of the Community Development Department. 4. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements on elevation drawings. Colors and materials shall be as shown on the colors and materials board submitted with the Minor or Incidental Architectural Review application, except as provided in condition #3 above. 5. Plans submitted for a building permit shall include a complete landscaping plan and/or provide details of existing landscaping. All planting shown on the approved landscaping plan shall be installed prior to the release of occupancy. 6. Any proposed exterior lighting shall be shown on plans submitted for a building permit and shall be downward-facing, fully recessed, and shielded to avoid light trespass and adverse impacts to visibility of the night sky consistent with Chapter 17.23 of the Zoning Regulations. My decision is final unless appealed to the Architectural Review Commission within 10 calendar days of the date of this letter. Any person aggrieved by the decision may file an appeal. Appeal forms are available in the Community Development Department . The fee for filing an appeal is $261 and must accompany the appeal documentation. Appeals will be scheduled for the first available Architectural Review Commission meeting date. If an appeal is filed, you will be notified by mail of the date and time of the hearing. ATTACHMENT 3 ARC3 - 24 ARCMI 29-12 (2102 Broad Street) Page 3 The Community Development Director’s approval expires after three years if construction has not started. On request prior to the expiration of the original approval, the Community Development Director may grant a single, one-year extension. If you have any questions, or if you need additional information, please contact Marcus Carloni at (805) 781-7176. Sincerely, Pam Ricci, AICP Senior Planner Development Review cc: County of SLO Assessor’s Office Architectural Review Commission Chair Bryan Ridley P.O. Box 1810 San Luis Obispo, CA 93406 ATTACHMENT 3 ARC3 - 25