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HomeMy WebLinkAbout08-15-16 ARC Agenda PacketCity of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Agenda Architectural Review Commission Monday, August 15, 2016 5:00 pm REGULAR MEETING Council Chambers 990 Palm Street CALL TO ORDER: Chair Greg Wynn ROLL CALL: Commissioners Patricia Andreen, Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chair Greg Wynn PUBLIC COMMENT PERIOD: At this time, the general public is invited to speak before the Commission on any subject within the jurisdiction of the Architectural Review Commission that does not appear on this agenda. Although the Commission will not take action on any item presented during the Public Comment Period, the Chair may direct staff to place an item on a future agenda for formal discussion. CONSIDERATION OF MINUTES Minutes of the Architectural Review Commission meeting of July 11, 2016 PUBLIC HEARINGS Note: Any court challenge to the actions taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. 1.Sign Regulations Update Study Session. OTHR-3466-2016: Discussion of recommendations on issue areas which should be addressed in draft regulations and guidelines as part of the Sign Regulations Update project; Discussion of this item is not subject to CEQA; Citywide; Community Development Department, applicant. (Brian Leveille) San Luis Obispo - Regular Meeting Agenda of August 15, 2016 Page 2 2. 560 Higuera Street. ARCH-3020-2016; Review of a mixed-use project including 18 residential units and a commercial space within the Downtown Commercial zone, with a categorical exemption from environmental review; C-D zone; Creekside Loft, LP, applicant. (Rachel Cohen) 3. 1259 Laurel Lane. ARCH-2862-2016; Review of a mixed-use project including 18 residential units and a commercial space, with a categorical exemption from environmental review; C-N zone; Laurel Lane Investment, LLC, applicant. (Januar Saptono) COMMENT & DISCUSSION 1. STAFF a. Agenda Forecast ADJOURNMENT APPEALS: 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 $281 and must accompany the appeal documentation. The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805)781-7107. ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Discussion and feedback on recommendations which should be addressed in draft regulations and guidelines of the Sign Regulations Update project ADDRESS: Citywide BY: Brian Leveille, Senior Planner Phone Number: (805) 781-7166 e-mail: bleveille@slocity.org FILE NUMBER: OTHR-3466-2016 FROM: Doug Davidson, Deputy Director 1.0 SUMMARY RECOMMENDATION Discuss and provide feedback on recommendations for issue areas which should be included in the draft Sign Regulations Update. Applicant City of San Luis Obispo Representative Brian Leveille, Community Development Department Zoning All zones - Citywide Environmental Status Discussion of the Issues and Options Report and consideration of items to be included for further consideration in the draft Sign Regulations update does not constitute an action under CEQA. 2.0 BACKGROUND The Community Development Department is pursuing a comprehensive update of the City’s Sign Regulations. The purpose of the update is to provide regulations which result in sign installations that are compatible with the built environment, eliminate the potential for visual blight from incompatible sign installations, and allow for adequate business identification. Existing sections to be updated include size, placement, height, number of signs allowed, allowed illumination and materials, sign types, review procedures, and exempt and prohibited sign types. Staff is working with project consultant Dyett & Bhatia, to gather feedback on concepts and draft language to include in the working draft of the Sign Regulations Update for further review and refinement. 2.1 Cultural Heritage Committee Review On July 25, 2016, the Cultural Heritage Committee reviewed recommendations of the Issues and Options Report relating to historic resources and historic districts. The CHC discussed and recommended the following issue areas be further refined and included in draft regulations and guidelines for further consideration in the update project:  Include specific language that sign installations need to comply with Historic Preservation Program Guidelines for architectural compatibility and include cross Meeting Date: August 15, 2016 Item Number: 1 CHC 1-1 ARC OTHR-3466-2016 (Sign Regulations Update) Page 2 references to applicable Historic Preservation Program Guidelines. This would apply to historic properties and/or historic districts1.  Include reference to requirements for sign installations on historic properties to comply with requirements of the Historic Preservation Program Guidelines2 and Secretary of Interior Standards which apply to exterior alterations to historic resources3.  Pursue establishment of provisions for historic markers and plaques to provide a streamlined and easy to follow procedure for cultural and historical information to be provided in signs that fit certain parameters for size, placement, and materials. 3.0 PROJECT INFORMATION 3.1 Issues and Options Report – Summary of Recommendations Based on review of current regulations, a survey of existing sign installations, and stakeholder feedback, project consultant, Dyett & Bhatia, has prepared an Issues and Options Report (Attachment 1). The Issues and Options report presents a summary of recommendations, which highlights the following key themes and recommended changes to be addressed in the update: Key Issues:  Increase clarity about requirements and the basis for making discretionary decisions.  Ensure that signage is appropriate for and enhances architectural and district character.  Provide increased flexibility that allows for variations in site and building design.  Reflect current sign technology and promote energy conservation.  Improve coordination with other municipal requirements and regulations applicable to signage.  Ensure consistency with applicable State and federal requirements including, but not limited to, the U.S. Supreme Court’s decision in Reed v. Gilbert. Recommendations to address Key issue Areas: 1. Revise definitions to ensure that terms used in the current Sign Regulations and by Staff when reviewing applications appear in the list of Definitions (e.g., channel letters, can lights, cabinet sign, etc.). 1 HPPG 3.2.2 requires that new development in historic districts be compatible with nearby historic resources and consistent with design and preservation policies, standards, and historic district descriptions in Section 5.2 (Historic District Descriptions) 2 HPPG 3.4 includes guidelines on alterations to historic resources, which are applicable to sign installations. Exterior alterations are required to be found consistent with Secretary of Interior Standards (3.4.2(b)) , retain character defining features (HPPG 3.4.3), preserve architectural character, form, scale, and appearance; and should be architecturally compatible (HPPG 3.4.4) 3 SOI Standards for Rehabilitation state that exterior alterations should not destroy historic materials; spatial relationships should be maintained; and, will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. CHC 1-2 ARC OTHR-3466-2016 (Sign Regulations Update) Page 3 2. Establish and clarify (with graphics) rules for sign measurement that are easy to understand and that accommodate content that does not neatly fit inside a rectangle. 3. Revise the requirements for window signs to address certain problems, including signs that blocks views into the interior of buildings by covering an excessive amount of window area. 4. Establish more specific findings that will clarify the basis for approving deviations from standards, including consideration of an approach that allows Staff approval of limited dimensional variations and requires ARC approval only for more substantial modifications. Revised findings should clearly distinguish adjustments from variances. 5. Augment provisions for sign programs to include more detail about objectives of sign programs, applicability, and procedures for modification. 6. Identify the Director’s authority to publish separate requirements concerning the format of and information required in sign permit applications, rather than providing detailed application requirements in the regulations. 7. Include a statement of principles for sign regulation that is the basis for making discretionary decisions, including approving deviations from standards. Including this statement of principles in the guidelines for signs, as well. 8. Revise the Signage Guidelines to incorporate principles for sign regulation in order to provide direction to ensure that signage is consistent with the City’s aesthetic values. Clearly distinguishing the guidelines from standards. Include provisions in the Sign Regulations that state how Guidelines are used to review applications. Identify guidelines that may be more appropriate to incorporate as standards. 9. Revise provisions for temporary signs as necessary to be consistent with the U.S. Supreme Court’s decision in Reed and incorporate provisions that will be easy and inexpensive to implement. Ensuring that Sign Regulations establish a clear and legally defensible public purpose for any type of temporary sign that is subject to a different standard (e.g., temporary signs located on properties that are actively marketed for sale or lease). 10. Identify any signs that are currently classified as temporary but might be categorized as exempt from review if they conform to specific requirements (e.g. building construction signs, way finding signs that identify specific businesses within retail complexes, etc.) 11. Revise application requirements and other applicable provisions to require design review applications to indicate where signage will be located on buildings and sites. 12. Improve provisions to clarify requirements applicable to signs on landmarked buildings or within historic districts, with cross-references to other applicable Municipal Code provisions, policies, and/or guidelines to improve ease of use. 13. Revise standards that unreasonably restrict the placement of signs in order to avoid the need for unnecessary variances. Examples of standards to potentially revise include those that restrict the placement of signs to the facade with a public entrance, even where entrance does not face public right of way, as well as standards prescribing the setbacks required for the visibility triangle. 14. Revise as necessary to ensure that standards reflect current sign technology and promote energy conservation. CHC 1-3 ARC OTHR-3466-2016 (Sign Regulations Update) Page 4 4.0 DISCUSSION Based on ARC feedback from the above issue areas and any other comments from the Issues and Options Report, the recommendations will be further refined and incorporated into a draft update of the Sign Regulations. Once draft regulations are developed, the CHC will review the draft update and provide a recommendation to the Architectural Review Commission. Following ARC review and any needed revisions, the City Council will consider ARC recommendations on the proposed updated regulations for possible adoption. Staff anticipates the update will be completed by the end of 2016. 4.1 ARC Input The Issues and Options report’s key themes and recommendations are high-level and conceptual in nature. The intent of the report is to determine if the update is headed in the right direction and to return with more specific discussion once the draft regulations have been prepared. The ARC should provide input on the recommended issue areas and any other important key issues which should be addressed which may not be included in the Issues and Options Report. 5.0 ENVIRONMENTAL REVIEW Discussion of the Issues and Options report and consideration of items to be included for further consideration in the draft Sign Regulations update does not constitute an action under CEQA. 6.0 ATTACHMENTS 1. Issues and Options Report CHC 1-4 City of San Luis Obispo Issues and Options Paper June 2016 Sign Regulations Update Prepared by CHC 1-5 Attachment 1 CHC 1-6 Attachment 1 City of San Luis Obispo Sign Regulations Update Issues and Options Paper June 2016 Prepared by CHC 1-7 Attachment 1 CHC 1-8 Attachment 1 Table of Contents Introduction ........................................................................................................................ 1   A.  Background .................................................................................................................................................. 1   B.  Summary of Recommendations .............................................................................................................. 2   Principles for Sign Controls .............................................................................................. 5   1.1  Constitutional Principles .................................................................................................................... 5   A.  Content-Neutral Time, Place, and Manner Restrictions .................................................................. 5   B.  Reed v. Town of Gilbert ........................................................................................................................... 6   C.  Implications for San Luis Obispo from Reed ........................................................................................ 8   1.2  Design Principles .................................................................................................................................. 9   Existing Regulations ......................................................................................................... 11   1.1  Purpose and Applicability ................................................................................................................ 11   1.2  General Requirements for All Sign Types ................................................................................... 12   A.  Setbacks ...................................................................................................................................................... 13   B.  Sign Location ............................................................................................................................................. 14   C.  Materials ..................................................................................................................................................... 14   D.  Illumination ................................................................................................................................................ 14   1.3  Sign Types By District ...................................................................................................................... 16   A.  Consolidate District Requirements ..................................................................................................... 17   B.  Establish Special Downtown Signage Regulations ............................................................................. 18   C.  Revise Standards for Maximum Area of Signage and Number of Signs Allowed ...................... 18   1.4  Standards by Sign Type .................................................................................................................... 19   A.  Building Signs ............................................................................................................................................. 19   B.  Wall Signs ................................................................................................................................................... 20   C.  Window Signs ........................................................................................................................................... 21   D.  Awning Signs ............................................................................................................................................. 22   E.  Hanging and Suspended Signs ................................................................................................................ 23   F.  Projecting Signs .......................................................................................................................................... 24   G.  Roof Signs .................................................................................................................................................. 25   1.5  Freestanding Signs ............................................................................................................................. 26   A.  Monument Signs ....................................................................................................................................... 27   CHC 1-9 Attachment 1 City of San Luis Obispo Sign Regulations Update ii B.  Pole and Pylon Signs ................................................................................................................................ 28   1.6  Exempt Signs ...................................................................................................................................... 30   1.7  Prohibited Signs ................................................................................................................................. 31   1.8  Temporary Signs ............................................................................................................................... 32   1.9  Murals .................................................................................................................................................. 34   1.10  Historic Signs .................................................................................................................................. 34   1.11  Administration and Enforcement ............................................................................................... 35   1.12  Exceptions to Sign Regulations ................................................................................................... 36   1.13  Sign Programs ................................................................................................................................. 37   1.14  Design Review Guidelines ............................................................................................................ 38   1.15  Nonconforming Signs .................................................................................................................... 39   1.16  Rules for Measurement ................................................................................................................ 40   Appendix: Sign Type Definitions .................................................................................... 43   CHC 1-10 Attachment 1 Issues and Options Draft for Public Review - June 2016 iii List of Figures Figure 1: Graphic Example: Measurement of Sign Area .................................................................. 41   List of Tables Table 1: Distinctions in Sign Types Addressed in Reed v. Town of Gilbert ....................................... 6   Table 2: Sign Standards by Zoning District ........................................................................................ 17   Table 3: Building Sign Standards by Sign Type ................................................................................... 19   Table 4: Non-Residential Freestanding Signs ..................................................................................... 27   Table 5: Residential Freestanding Signs ............................................................................................... 27   Table 6: Exempt Signs .............................................................................................................................. 31   CHC 1-11 Attachment 1 City of San Luis Obispo Sign Regulations Update iv This page intentionally left blank. CHC 1-12 Attachment 1 1 Introduction A.  BACKGROUND The quantity, quality, size, and appearance of on-premise business signs, directional signage and building identification signs in a place have a direct effect on the overall character of the community. They attract shoppers, help visitors find businesses, hotels, restaurants and services, and can also add to (or detract from) a community’s charm, personality, and appeal. With these issues in mind, the City of San Luis Obispo is revising its sign regulations to ensure that the City’s sign regulations are consistent with community desires to protect and enhance the charac- ter of San Luis Obispo’s built and natural environment, as reflected in numerous policies of the City’s 2014 General Plan Land Use Element. The project also provides an opportunity to craft regulations that will achieve the City’s objective of enacting clear, concise, user-friendly and legally-defensible sign regulations. To ensure that the new sign regulations will accomplish what the City wants, Staff and Dyett & Bhatia, the consultant hired to prepare the new regulations, designed a process to obtain input from those most familiar with the current rules and procedures as well as from the broader community. The first group includes property and business owners, architects, representatives of the sign industry, and members of the Planning and Architectural Review Commissions and the Cultural Heritage Committee, who participated in a series of interviews and submitted written comments. The City has also created a website http://www.slocity.org/government/department-directory/community-devel- opment/planning-zoning/sign-regulations-update-1720, where the public can receive continuing updates on the project, review draft update documents, find out about workshops and public hear- ings, and submit comments. Public workshops and public hearings will include sessions with Archi- tectural Review Commission and Cultural Heritage Committee before the draft update documents are completed for review by the City Council for adoption. This paper is intended to explore strategies for incorporating desired flexibility in a way that meets citywide objectives for good design while meeting critical legal requirements for sign regulation. Overall, the framework for San Luis Obispo’s Sign Regulations, including both standards and proce- dures, is sound. Stakeholders gave the City high marks in comparison to other Central Coast munic- ipalities with respect to both procedures and outcome. They were particularly complementary re- garding provisions that have shifted the majority of decisions to Staff. At the same time, there were concerns about requirements that do not provide sufficient flexibility. With the City of San Luis Obispo’s diversity of land uses, districts, and zones it is difficult to apply a single set of sign standards and expect that they will meet the needs of every user or be the right size for every situation. Most of the stakeholders who provided input for this paper have considerable CHC 1-13 Attachment 1 City of San Luis Obispo Sign Regulations Update 2 familiarity with City procedures and sign technology as well as design expertise. However, San Luis Obispo has many small business owners who often have difficulty understanding the Regulations and for whom the time and expense of compliance is a burden. The Sign Regulations update provides an opportunity for San Luis Obispo to improve its regulatory framework by addressing these and other concerns and producing a set of equitable regulations that are easier for all code-users to implement. Applying “best practices” for sign regulation in ways that will meet the City’s particular needs can help to achieve the community’s desire for signs that are appropriate to their specific settings and effectively maintain and enhance San Luis Obispo’s charac- ter while meeting the need for adequate communication and ensuring conformance with applicable federal and State requirements. To achieve these objectives, sign regulations need to be flexible while conforming to some basic principles that are discussed in the next section of this report. B.  SUMMARY OF RECOMMENDATIONS Based on interviews with stakeholders and City staff as well as a technical review, several themes have emerged. These themes, outlined below, can be used to identify key issues for the update to address. •  Increasing clarity about requirements and the basis for making discretionary decisions. •  Ensuring that signage is appropriate for and enhances architectural and district character. •  Providing increased flexibility that allows for variations in site and building design. •  Reflecting current sign technology and promoting energy conservation. •  Improving coordination with other municipal requirements and regulations applicable to signage. •  Consistency with applicable State and federal requirements including, but not limited to, the U.S. Supreme Court’s decision in Reed v. Gilbert. This paper explores several potential changes to San Luis Obispo’s Sign Regulations to address these issues. These changes include the following: •  Revising definitions to ensure that terms used in the current Sign Regulations and by Staff when reviewing applications appear in the list of Definitions (e.g., channel letters, can lights, cabinet sign, etc.). •  Establishing and clarifying (with graphics) rules for sign measurement that are easy to un- derstand and that accommodates content that does not neatly fit inside a rectangle. •  Revising the requirements for window signs to address certain problems, including signs that blocks views into the interior of buildings by covering an excessive amount of window area. •  Establishing more specific findings that will clarify bases for approving deviations from standards, including consideration of an approach that allows Staff approval of limited di- mensional variations and requires ARC approval only for more substantial modifications. Revised findings should clearly distinguish adjustments from variances. CHC 1-14 Attachment 1 Issues and Options Draft for Public Review—June 2016 3 •  Augmenting provisions for sign programs to include more detail about objectives of sign programs, applicability, and procedures for modification. •  Identifying the Director’s authority to publish separate requirements concerning the format of and information required in sign permit applications, rather than providing detailed ap- plication requirements in the regulations. •  Including a statement of principles for sign regulation that is the basis for making discretion- ary decisions, including approving deviations from standards. Including this statement of principles in the guidelines for signs, as well. •  Revising the Signage Guidelines to incorporate principles for sign regulation in order to pro- vide direction to ensure that signage is consistent with the City’s aesthetic values. Clearly distinguishing the guidelines from standards. Including provisions in the Sign Regulations that state how Guidelines are used to review applications. Identifying Guidelines that may be more appropriate to incorporate as standards. •  Revising provisions for temporary signs as necessary to be consistent with the U.S. Supreme Court’s decision in Reed and incorporating provisions that will be easy and inexpensive to implement. Ensuring that Sign Regulations establish a clear and legally defensible public purpose for any type of temporary sign that is subject to a different standard (e.g., temporary signs located on properties that are actively marketed for sale or lease). •   Identifying any signs that are currently classified as temporary but might be categorized as exempt from review if they conform to specific requirements (e.g. building construction signs, way finding signs that identify specific businesses within retail complexes, etc.) •  Revising application requirements and other applicable provisions to require design review applications to indicate where signage will be located on buildings and sites. •  Improving provisions to clarify requirements applicable to signs on landmarked buildings or within historic districts, with cross-references to other applicable Municipal Code provi- sions, policies, and/or guidelines to improve ease of use. •  Revising standards that unreasonably restrict the placement of signs in order to avoid the need for unnecessary variances. Examples of standards to potentially revise include those that restrict the placement of signs to the facade with a public entrance, even where entrance does not face public right of way, as well as standards prescribing the setbacks required for the visibility triangle. •  Revising as necessary to ensure that standards reflect current sign technology and promote energy conservation. CHC 1-15 Attachment 1 City of San Luis Obispo Sign Regulations Update 4 This page intentionally left blank. CHC 1-16 Attachment 1 5 Principles for Sign Controls 1.1  Constitutional Principles The First Amendment, applicable to states and municipalities through the Fourteenth Amendment, prohibits the making of laws that “abridge the freedom of speech.”1 The Supreme Court has not in- terpreted this right as absolute. Rather, in certain situations, government restriction of speech passes constitutional muster. In general, municipalities can exercise their police power to regulate signs – which constitute speech – in their jurisdictions. A.  CONTENT-NEUTRAL TIME, PLACE, AND MANNER RESTRICTIONS In order to survive judicial review, sign reg- ulations must be content neutral. The most common content-neutral regulations are “time, place, and manner” restrictions. As the name suggests, these are restrictions that limit the time, manner, and place of the speech at issue. For instance, time, place, and manner restrictions may include re- strictions on the square footage of a sign, where a sign may be located, the manner in which a sign is illuminated, and in the case of portable signs, such as sandwich-board signs, a restriction on the time they can be displayed (e.g., only during the operating hours of the business with which they are as- sociated). Over the years, the courts have upheld a va- riety of sign ordinances as valid time, place, or manner restrictions. To be upheld as constitutionally valid, such regulations must be content-neutral, serve a significant government interest, and leave open ample alternative avenues for expression. 1 U.S. Const., Amdt. 1. Source: The New Yorker, November 9, 2015 CHC 1-17 Attachment 1 City of San Luis Obispo Sign Regulations Update 6 B.  REED V. TOWN OF GILBERT In June 2015, the Supreme Court broadly expanded upon what it means to discriminate on the basis of content in Reed v. Town of Gilbert.2 As this decision impacts most municipalities’ sign codes, in- cluding a few provisions in San Luis Obispo’s current sign regulations, the case and its implications are discussed below. Majority Opinion Gilbert, Arizona had a sign ordinance that, as the table below shows, treated certain categories of noncommercial signs differently. Table 1: Distinctions in Sign Types Addressed in Reed v. Town of Gilbert Type of Sign Maximum Size Durational Limit Allowed in Right-of- Way? Numerical Limit Temporary Directional Re- lated to a “Qualifying Event” 6 ft. tall, 6 sq. ft. Up to 12 hours before and 1 hour after event No 4 per property Ideological 20 sq. ft. None Yes None Political 32 sq. ft. Anytime before election and up to 10 days after Yes None The Supreme Court, in a 9-0 decision, held that these distinctions, as adopted by the town, were content-based regulations of speech that could not survive strict scrutiny, and were thus unconstitu- tional. The majority opinion prepared by Justice Thomas reasoned that a regulation is content-based if: •  On its face, the regulation “draws distinctions based on the message a speaker conveys,” whether by regulating a particular subject matter of speech or defining the speech that is to be regulated by the speech’s purpose or function.3 •  The regulation cannot be “justified without reference to the content of the regulated speech.”4 •  The regulation was adopted because of the government’s “disagreement with the message [the speech] conveys.”5 2 576 U.S. ____, 135 S.Ct. 2218 (2015). 3 Id. at 2227. 4 Id. (quoting Ward, 491 U.S. at 791 (1989) (internal quotation marks omitted). 5 Id. (quoting Ward, 491 U.S. at 791 (1989) (internal quotation marks omitted). CHC 1-18 Attachment 1 Issues and Options Draft for Public Review—June 2016 7 Here, Gilbert’s sign code was treated as content-based on its face, because the relevant restrictions “depend entirely on the communicative content of the sign.”6 The majority reasoned that: If a sign informs its reader of the time and place a book club will discuss John Locke’s Two Treatises of Government [which would make it a “qualifying event sign”], that sign will be treated differently from a sign expressing the view that one should vote for one of Locke’s fol- lowers in an upcoming election [a “political sign”], and both signs will be treated differently from a sign expressing an ideological view rooted in Locke’s theory of government [an “ideo- logical sign”]. More to the point, the Church’s signs inviting people to attend its worship services are treated differently from signs conveying other types of ideas.7 As a result, despite the local government’s benign, content-neutral motive for enacting the sign code, it failed to survive strict scrutiny, which requires the government to prove that a regulation is nar- rowly tailored to serve compelling state interests. It is exceedingly rare for regulations to survive strict scrutiny; indeed, the test is often called strict in theory, but fatal in fact. Justice Alito’s Concurrence Justice Alito, with whom Justices Kennedy and Sotomayor joined, concurred in the Court’s opinion, writing separately to provide clarity to municipalities whose sign codes would be called into question post-Reed. It should be noted that, unlike the Court’s majority opinion, his opinion is persuasive, rather than binding, precedent; it does not have the force of law. Judge Alito listed the following rules that, in his opinion, would not be content-based and, as a result, would likely survive a constitutional challenge.8 •  “Rules regulating the size of signs. These rules may distinguish among signs based on any content-neutral criteria, including any relevant criteria listed below.” •  “Rules regulating the locations in which signs may be placed. These rules may distinguish between freestanding signs and those attached to buildings.” •  “Rules distinguishing between lighted and unlighted signs.” •  “Rules distinguishing between signs with fixed messages and electronic signs with messages that change.” •  “Rules that distinguish between the placement of signs on private and public property.” •  “Rules distinguishing between the placement of signs on commercial and residential prop- erty.” •  “Rules restricting the total number of signs allowed per mile of roadway.” •  “Rules distinguishing between on-premises and off-premises signs.” •  “Rules imposing time restrictions on signs advertising a one-time event.”9 6 Id. 7 Id. 8 Id. at 2233. 9 It should be noted that a rule imposing a time restriction for a sign advertising a one-time event is, under the analysis put forth in the majority opinion, a content-based regulation. Indeed, as Justice Kagan stated in her opinion, concurring in the judgment: CHC 1-19 Attachment 1 City of San Luis Obispo Sign Regulations Update 8 C.  IMPLICATIONS FOR SAN LUIS OBISPO FROM REED Reed clarifies the standard for what constitutes a content-based provision. Based on this standard, sign regulations should not include different treatments based on the sign’s message. In response to the Reed decision, San Luis Obispo’s Sign Regulations should be amended to include a number of general provisions intended to ensure compliance with the U.S. Constitution and the California Con- stitution. These include an affirmation of the City’s policy to regulate signs in a manner that is con- tent neutral. Another necessary provision to add is one stating that a protected noncommercial mes- sage of any type may be substituted for any permitted commercial message, provided that the sign structure is legal. These provisions can protect the City from mistakenly prohibiting the display of a non-commercial message, such as campaign sign, where commercial sign would be allowed. The Sign Regulations should also be amended to include a severability clause, stating that if any specific language or provision in the regulations is found to be unconstitutional, the rest of the regulations remain valid. In addition, it would be advisable for the City to establish consistent standards for temporary signs based on the zone in which they are to be located (i.e. residential or commercial). These standards should not make distinctions based on whether the temporary sign has a commercial and non-com- mercial message or whether the sign is advertising a yard sale in comparison to another commercial message. With these exceptions, it appears that the existing Sign Regulations avoid a number of the trouble- some regulations that may conflict with the Reed decision and other provisions in statutory and case law. Except for rules for gasoline price signs and real estate signs, both of which are provided for in State law, the current regulations do not establish regulations that unreasonably distinguish among uses or impose other restrictions that would be considered content-based message regulation. The justification for some restrictions, such as the prohibition on day-glow painted signs in Section 15.40.300, presumably to avoid creating a distraction or confusion with traffic control signage, could be strengthened to ensure they survive strict scrutiny. Although the Sign Regulations do not include many provisions that are likely to be subject to chal- lenge as content-based regulation, it should be noted that comments from some stakeholders sug- gested that the City may be using its discretionary authority to impose restrictions on the height of letters, the number of business names, and other aspects of content. The updated Sign Regulations should establish procedures to would avoid this as proposed in Section 1.14. Even in trying (commendably) to limit today's decision, Justice Alito’s concurrence highlights its far-reaching effects. According to Justice Alito, the majority does not subject to strict scrutiny regulations of “signs advertising a one-time event. But of course it does. On the majority's view, a law with an exception for such signs “singles out specific subject matter for differential treatment” and “define[s] regulated speech by particular subject matter.” Indeed, the precise reason the majority applies strict scrutiny here is that “the Code singles out signs bearing a particular message: the time and location of a specific event.” CHC 1-20 Attachment 1 Issues and Options Draft for Public Review—June 2016 9 1.2  Design Principles A set of design principles for signage can establish a sound footing on which to base general require- ments and to review proposals for new signs. The principles should also be incorporated in the design guidelines, which could provide examples of how they can be expressed in different types of signage in different locations. One of the most basic principles is that signage must make a positive contri- bution to the general appearance of the street and to the district, which is particularly important in commercial areas. Some other widely accepted principles and policies for signage are: Architectural Compatibility. A sign (including its supporting structure, if any) should be designed as an integral design element of a building’s architecture and should be architecturally compatible, including color and scale, with any building that the sign is to be attached to, as well as with sur- rounding structures. A sign that covers a window or that spills over “natural” boundaries or archi- tectural features and obscures parts of upper floors of buildings is detrimental to visual order and will not be permitted. Consistency with Area Character. A sign should be consistent with distinct area or district charac- teristics and incorporate common design elements, such as sign materials or themes. Where a sign is located in close proximity to a residential area, the sign should be designed and located to minimize visibility from adjacent residential neighborhoods and control effects such as spill-over light or glare. Legibility. The size and proportion of the elements of the sign’s message, including logos, letters, icons, and other graphic images, should be selected based on the anticipated distance and travel speed of the viewer. Sign messages oriented towards pedestrians should be smaller than those oriented to- wards automobile drivers. Colors chosen for the sign text and/or graphics should have sufficient contrast with the sign background in order to be easily read during both day and night hours. Because the imposition of restrictions on sign colors, fonts, and font sizes may be viewed as a regulation of sign content, such requirements should not be imposed through the discretionary imposition of con- ditions but may be acceptable if incorporated as standards when supported by clear public purpose objectives such as maintaining traffic safety. Readability. A sign message should be easily recognized and designed in a clear, unambiguous and concise manner, so that a viewer can understand or make sense of what appears on the sign. Excessive use of large areas of several colors can create competition for the eye and significantly reduce reada- bility. Visibility. A sign should be conspicuous and readily distinguishable from its surroundings so a viewer can easily see the information the sign communicates. These principles are consistent with the stated Intent and Purpose of the Sign Regulations10 and are also reflected in the Signage Guidelines.11 The Sign Regulation update is an opportunity to also codify 10 See Section 15.40.110. 11 See Section 15.40.470. CHC 1-21 Attachment 1 City of San Luis Obispo Sign Regulations Update 10 these principles as a statement of principles or criteria that are used as a basis for making discretion- ary decisions. Doing so would help to address stakeholders’ concerns about the need to spell out the findings and determination required for decisions. Furthermore, providing a clear statement of over- arching objectives for regulating signs is important to ensuring legal compliance. Providing an ex- plicit expression of a set of design principles for signage can help to establish a sound legal footing on which to base general requirements and conduct review of proposals for new signs. CHC 1-22 Attachment 1 11 Existing Regulations San Luis Obispo’s Sign Regulations, located in Chapter 15.40 of its Municipal Code, establish general standards and requirements for on-premises signs as well as requirements applicable to different types of signs and different uses in specific zones. These regulations include a series of general pro- visions applicable to all on-premises signs (Article I) followed by a list of exempt signs (Article II), prohibited signs (Article III) and sign standards (Article IV). Article IV includes both general re- quirements applicable to all or most sign types (e.g. rules for measurement, setbacks, height and lo- cation, illumination, and clearance) and more specific sign standards by zone (Section 15.40.460) and sign type (Section 15.40.470). In addition to providing regulations that establish requirements appli- cable to different types of signs in different zones, Chapter 15.40 also includes Signage Guidelines (Section 15.40.470). Below, these existing provisions of the Sign Regulations are discussed and ana- lyzed. 1.1  Purpose and Applicability In general, the statement of purpose in a municipality’s sign regulations is intended to establish the public purpose for the regulations and identify the significant government interest in the regulatory area. The statement of purpose can also be used to provide a basis for discretionary decisions. Article I (General Provisions) of the existing Sign Regulations establishes both the purpose for Chapter 15.40 and its applicability. The purpose includes a statement that the regulations are intended to regulate the time, place and manner and not the content of the signage. In the wake of the Reed decision, the City should consider whether the Regulations should specifically address its interest in regulating temporary signage and establish any basis for distinctions the provisions make between different types of temporary signs. The update also provides and opportunity to clarify the scope and applica- bility of the Sign Regulations. Article I now includes a relatively brief statement that the Chapter applies to all property and land within the “jurisdiction” of the City of San Luis Obispo. It would likely be helpful to users if the revised regulations offered further detail about the regulatory scope of this Chapter, such as by clar- ifying the Regulations’ applicability to the public right-of-way and to any areas subject to specific or other special plans that include different or more restrictive regulations or guidelines. It should also explicitly state whether the regulations apply to property owned or used by the City of San Luis Obispo and other public entities. Article I should also be amended to define signs for purposes of the Sign Regulations and provide a non-exclusive list of items that are excluded from the definition of a “sign.” This list should include murals that do not advertise or promote any business and are not general advertising for hire. This CHC 1-23 Attachment 1 City of San Luis Obispo Sign Regulations Update 12 would replace the provisions in Section 15.40.470(J) of the existing regulations, which state that mu- rals without “text or any specific commercial message…. can be considered public art,” but do not include a definition of mural. Other items that could be on this list of items that do not constitute a “sign” are shopping carts bearing the name of the establishment that owns them and certain insignia on vehicles (e.g. license plate frames). These items should be clearly distinguished from signs that are exempt from permitting requirements for reasons such as their purpose (e.g. railroad crossings), ownership (e.g. State agencies), or other attributes (e.g. non-commercial flags that comply meet di- mensional and location requirements). Policy Questions •  Does Section 15.40.110 adequately express the reasons for the Sign Regulations the City has enacted? •  Are there other items that should be specifically excluded from the definition of a “sign”? 1.2  General Requirements for All Sign Types Article IV of the current Sign Regulations includes rules that are applicable to all or a wide variety of signs regardless of the district in which they are located as well as the sign standards applicable in each of the zoning districts and the standards applicable to different types of signs. This section of the report focuses on the general rules that govern signage in San Luis Obispo, which include Article I (General Provisions) and the first part of Article IV (Sign Standards), which covers rules for meas- urement, setbacks, height, location, illumination, and clearance. The general requirements could include provisions that identify the Community Development Di- rector as the Staff authorized to enforce and administer Chapter 15.40 and should also specify who It would be helpful if the Sign Regulations clarified their applicability to the public right of way. Murals that do not include any specific commercial mes- sage should be expressly excluded from the definition of a “sign” CHC 1-24 Attachment 1 Issues and Options Draft for Public Review—June 2016 13 has authority for interpreting the regulations. The general provisions should include sections regard- ing message neutrality, substitution of non-commercial messages, severability, and a statement that the distinction between on-site /off-site signage only applies to commercial messages. Requirements like these are particularly important in light of case law. The General Requirements should be amended to consolidate provisions that are applicable to all signs that are currently located in other parts of the existing ordinance. These provisions include rules for measurement (Section 15.40.400), setbacks and permitted sign locations (Sections 15.40.410 and 15.40.420), and illumination (Section 15.40.430). This Article could also be amended to include the requirements for maintenance (Article VII, Sign Maintenance and Abandoned Signs). Most of the provisions in this part of the updated Sign Regulations would carry forward existing rules, augmented with graphics and clarifying text as needed. However, substantive revisions to ex- isting rules on setbacks (Section 15.40.410) and sign location (Section 15.40.420) should be consid- ered based on comments from stakeholders, as discussed below. A.  SETBACKS The current regulations establish a “visibility triangle” at intersections. Within this “triangle,” signs may not exceed three feet unless the Public Works Director and Community Development Director or the ARC approves an exception based on a determination that the proposed sign will not interfere with the line of sight of vehicles or pedestrians. This requirement generally conforms to Chapter 10.60 of the Municipal Code, which establishes a 3-foot height limit for plants, structures, and other solid objects at intersections not controlled by a stop sign or traffic signal, but authorizes the City Engineer to determine visibility requirements at controlled intersections.12 Section 17.16.020(E)(2)(f) of the Zoning Code incorporates the same requirement and also allows the City Engineer to deter- mine visibility requirements. In this situation and others that are governed by requirements in other parts of the Municipal Code the sign regulations should include a cross-reference that clarifies the City’s requirements. Stakeholders expressed concern about the cost of obtaining ARC approval even when there is no evidence that the proposed height would create a safety hazard. Although the current regulations require approval of the Public Works Director if the sign is approved by the Community Develop- ment Director, it is unclear whether Public Works approval is also required if the ARC has to make the decision. Given that the decision must be based on a determination regarding traffic safety, a determination that may not be within the expertise of the ARC, it may make sense to allow approval by the Community Development and Public Works director (or City Engineer) in all cases or to cross-reference Section 10.60.020, which assigns responsibility for the traffic safety determination to the City Engineer. Restrictions on the height of signs, fences, and other features that may obstruct visibility are common, and height limits typically vary from 2.5 to 3.5 feet. There is variation, however, as to how the size of the triangle is measured. In some cases, the functional classification of the street (i.e., local, collector, or arterial) determines whether the length of the two sides of the triangle is measured along the curb 12 See Section 10.60.020. CHC 1-25 Attachment 1 City of San Luis Obispo Sign Regulations Update 14 line or the edge of the right-of-way. The length of the two sides may also depend on the type of traffic control at the intersection. San Diego, for example, measures the two sides of the triangle from 15 to 25 feet depending on whether the area is at the intersection of a street and a driveway, a street and an alley, or two streets. The California Manual of Uniform Traffic Control Devices, which establishes Caltrans standards, requires no parking zones 20 feet from the curb return of an intersection. The result is that the triangle at the intersection of two arterials is larger than at the corner of two collector or local streets. B.  SIGN LOCATION Section 15.40.420 requires that building signs be located on a building face with a public entrance. The current regulations authorize the Community Development Director to approve exceptions to this requirement when the orientation of the public entrance does not provide sufficient visibility. However, the need for an exception creates additional cost and delays for applicants. Revising the standard to explicitly allow signage to be on a wall that does not include an entrance, subject to com- pliance with all other applicable standards, would meet the intent of the existing rule and allow min- isterial approval of signs in such situations. C.  MATERIALS Several stakeholders suggested that the regulations provide more detail about the type of materials that should be used for signs. The signage guidelines provide information about the materials that are appropriate for some specific types of signage, but there are no standards providing requirements for this aspect of design. Signs made of wood, metal or other materials with carved or “applied let- tering” are mentioned as appropriate for projecting signs that are “architecturally compatible” and the guidelines for free-standing post signs state that letter should be “carved, routed or applied” ra- ther than painted. Stakeholders mentioned acrylic or vinyl letters applied to a sign as examples of undesirable materials. The updated regulations should establish basic requirements for sign materials to ensure that per- manent signs are both aesthetically pleasing and durable. This could include a prohibition on using plywood, pressed board, non-exterior wood products, and paper. The regulations may provide more flexibility for temporary signs. Provisions indicating what constitutes appropriate use of vinyl or acrylic letters may be best incorporated in guidelines rather than as standards. The Community De- sign Guidelines (June 2010) state that internally illuminated cabinet signs (can signs) are “strongly discouraged” (p. 80). This advisory guideline could be expressed as a prohibition while allowing approval of an exception when justified. D.  ILLUMINATION Section 15.40.030 of the existing Regulations establishes standards and requirements that are in- tended to ensure that lighting for signs do not create glare that is hazardous to pedestrian or vehicle traffic, intrusive and disturbing to surrounding uses, or inappropriate for the district. This section also prohibits illumination when a business is not open or after 10 p.m., whichever is later, and in residential zones (except for directory signs). The existing provisions include some restrictions on maximum illumination levels, which are measured in luxes and foot-candles, which are a generally accepted unit of measurement for illumination. CHC 1-26 Attachment 1 Issues and Options Draft for Public Review—June 2016 15 Most of the standards are quantified, which makes it easy to determine whether or not a sign meets the illumination requirements. Others, such as requiring that lighting does not create a hazardous glare, may require a more subjective determination and, as a result, may not always be applied in the same way or in a manner that achieves desired results. Stakeholders also identified situations where signage illumination is inappropriate given the design of other site features. It was also suggested that it would be helpful to refine the definition of sign area to address issues such as spillover illumination that makes a sign appear much larger than would otherwise be allowed. The Regulations include a general requirement that illumination may not create a hazardous glare and that the light source must be shielded from view. The Signage Guidelines do not include any additional guidance for illumination. Moreover, although the existing Regulations allow Electronic Message Centers in all commercial districts subject to architectural review, there are no additional regulations or guidelines for signage with moving images except for requiring Architectural Review. The Federal Highway Administration and others who have conducted research on the potential ef- fects of electronic moving image signs use the term Commercial Electronic Variable Message Signs (CEVMS) to identify this type of signage. CEVMS is defined as a self-luminous advertising sign that depicts any kind of light, color, or message change which ranges from static images to image se- quences to full motion video. Digital sign is another term used to describe these signs, which use an electrical display, such as a liquid crystal display (LCD) or light-emitting diode (LED), to provide changeable messages or graphics. Several stakeholders expressed objections to electronic message displays and, in particular, those with moving images. In addition to requiring architectural review for any signage containing “moving, rotating, flashing or otherwise animated light or component,” the regulations limit the size of an electronic message displays to 10 percent of the total sign area on a pole sign or 8 square feet if Illuminated signs, such as the one to the left, can add color and personality to the street; they may also create a hazard if they are too bright. Several stakeholders expressed objections to electronic message displays (right). CHC 1-27 Attachment 1 City of San Luis Obispo Sign Regulations Update 16 mounted on a building or freestanding.13 These standards would allow moving images, such as time- and-temperature displays, as well as other types of animation. The type of digital signage that gasoline service stations use would not be treated as “moving images” because the frequency with which price signs are changed sufficiently limited to avoid any perception of flickering or flashing. In addition to dimensional limits, another way to control the impact of electronic displays is to reg- ulate their brightness or luminosity. The brightness standard for these displays can be different from the restrictions applied to traditional illuminated signs because the latter do not usually operate dur- ing daytime. Other standards could regulate the interval between messages, intensity of illumination, and further restrict the types of sites to prevent annoyance such as a prohibition on CEVMS on signs adjacent to or visible from residential districts. The City could also require photo-sensors that adjust light output based on ambient lighting conditions. Policy Questions •  Should the Sign Regulations for intersections be revised to allow the Community Develop- ment Director and City Engineer to approve adjustments to the view triangle requirements without requiring review by the ARC? Should the standards be modified to tie the length of the measurement to the street classification, type of traffic control and other factors? •  Should the requirement for sign location be modified to specifically allow signage on a wall that is visible from the public right-of-way when there is no public entrance facing the right- of-way? •  Should the new regulations include standards for sign materials and specifically prohibit cer- tain types of signs such as vinyl backlit signs or cabinet signs? •  Should San Luis Obispo establish more specific standards for illumination? •  Would it be a good idea to impose additional requirements on Electronic Message Centers and other digital signs? 1.3  Sign Types By District San Luis Obispo’s existing Sign Regulations establish standards that apply based on the zoning dis- trict in which the sign is located. See Section 15.40.460. The zoning district determines: •  Which sign types are allowed; •  The total number of signs allowed, either per street frontage (in residential zones) or per tenant space (in non-residential zones); •  The maximum cumulative sign area allowed, per tenant space; •  Any special restrictions on illumination; and •  Any special size restrictions. 13 See Sections 15.40.470(K) & 15.40.480. CHC 1-28 Attachment 1 Issues and Options Draft for Public Review—June 2016 17 Table 2: Sign Standards by Zoning District, lists the current signage standards by district and also summarizes the applicable height and bulk standards and types allowed for each zoning district. The table also identifies and cross-references special restrictions regarding illumination and size applica- ble in some districts. Table 2: Sign Standards by Zoning District Zoning District Minimum Lot Area/FAR Total Number of Signs Al- lowed Maximum Cumulative Sign Area Per Tenant Space All Residential 6000 sq. ft. and 7 units/acre /5000 sq. ft. and 12-35 units/acre 1/frontage 20 sq. ft. O Office 5000 sq. ft and FAR 1.5 2/tenant space 50 sq. ft. C-N Neighborhood Com- mercial 6000 sq. ft. and FAR 2.0 2/tenant space 50 sq. ft. C-R Retail Commercial 9000 sq. ft. and FAR 3.0 4/tenant space 200 sq. ft. C-D Downtown Commer- cial 3000 sq. ft. and FAR 3-3.75 w/o bonus 4/tenant space 200 sq. ft. C-C Community Commer- cial 6000 sq. ft and FAR 2.0 2/tenant space 100 sq. ft. C-T Tourist Commercial 9000 sq. ft. and FAR 2.5 2/tenant space 200 sq. ft. C-S Service Commercial 9000 sq. ft. and FAR 1.5 2/tenant space 200 sq. ft. M Manufacturing 9000 sq. ft. and FAR 1.5 2/tenant space 200 sq. ft. PF Public Facility 6000 sq. ft and FAR 1.0-2.0 2/tenant space 100 sq. ft. C/OS Conservation/Open Space/AG Agriculture 5 acres 2/tenant space 50 sq. ft. BP Business Park .5 acre and FAR .6 -1.0 A.  CONSOLIDATE DISTRICT REQUIREMENTS Stakeholders and Staff have suggested that while it may be helpful to enact separate regulations for the Downtown, the other non-residential districts may not be sufficiently distinct to warrant separate sets of regulations. Districts could be consolidated based on factors that contribute to their desired character such as the scale of development, types of use, and whether their primary orientation is toward pedestrian or vehicle traffic. Just as the current regulations have a single set of standards for the Agricultural (AG) and Conservation/Open Space (C/OS) zoning districts, it is likely that one set of standards could regulate signage in other groups of commercial zoning districts in a way that better reflects the objectives and policies of the General Plan and other adopted plans, without sacrificing the quality of permitted signage. For example, one group might include Retail Commercial (C-R), Tourist-Commercial (C-T), and Service Commercial (C-S) zoning districts that focus on arterial streets and serve the entire community as well as tourists and travelers. Providing standards for groups of zoning districts would have the benefit of enhancing of the usability of the regulations and be in alignment with the recommendations received from stakeholders. CHC 1-29 Attachment 1 City of San Luis Obispo Sign Regulations Update 18 B.   ESTABLISH SPECIAL DOWNTOWN SIGNAGE REGULATIONS Downtown San Luis Obispo is the heart of the city; nowhere in the city is design more important. As a result, it may be appropriate to establish a more detailed set of regulations and guidelines intended to maintain the quality and character of signage in the Downtown and its overall aesthetics. These regulations could incorporate provisions that would not be applicable to other areas, such as prohi- bitions on certain materials or certain styles of signs, such as channel letter signs, as some stakehold- ers proposed. Another option would be to allow extra sign area as an incentive to encourage signs that incorporate particularly desirable materials or styles. If the City establishes a sign overlay district for Downtown, it would also be appropriate to have design guidelines that are specifically intended to provide additional guidance. The existing Com- munity Design Guidelines establish goals and provide very specific direction, much of which reads like standards for downtown development. The existing guidelines include a section on signs, which is discussed in further detail in another section of this document, and include some provisions that appear directly applicable to Downtown signage. However, the current guidelines do not provide any specific guidance for downtown signage. Guidelines specifically crafted for the Downtown can es- tablish principles for Downtown signage and provide photographic examples of signs that would be appropriate and desired in order to provide business owners with a visual idea of optimal signage in the area. C.  REVISE STANDARDS FOR MAXIMUM AREA OF SIGNAGE AND NUMBER OF SIGNS ALLOWED The current regulations limit the number of signs per tenant space (in non-residential zones). They also limit the maximum, cumulative sign area per tenant space. These limitations are based solely on the zoning district in which the tenant is located but do not take site design, lot area, building floor area, and other characteristics into consideration. This approach affords some businesses too much signage, particularly if they are located on small sites with one frontage, while others may be at a disadvantage because they are on a large site and/or a site with multiple frontages facing public streets or highways. For instance, under the current regulations, a small business with only 15 feet of frontage, located in the Downtown Commercial zoning district, is allowed a maximum of four signs and a cumulative sign area of 200 square feet, which may result in sign clutter and signage that detracts from building design. On the other hand, a business occupying a 20,000 square foot corner lot in the Tourist Com- mercial zoning district would be allowed fewer signs than the hypothetical small business in down- town; it would be permitted a maximum of two signs and 200 square feet of cumulative sign area under the existing regulations. A different approach would be to establish a sliding scale that relates the number of signs and maximum cumulative sign area to the size of the site, the length of the frontage, and/or the number of frontages that face a public street or highway. As some stakeholders noted, it is best if a sign is proportional; tying the allowable size and number of signs to the site in this fashion would help to ensure signs are right-sized for the specific circumstances. CHC 1-30 Attachment 1 Issues and Options Draft for Public Review—June 2016 19 Policy Questions •  Would it be a good idea to revise the standards so they apply to grouping of districts that better reflect characteristics such as the desired scale of development, types of use, and whether their primary orientation is toward pedestrian or vehicle traffic? •  Should the City establish a signage overlay district for the Downtown district with additional standards and specific guidelines? •  Should the regulations be revised to incorporate a sliding scale or another approach that creates a better fit between the maximum number of signs and sign area per tenant space? 1.4  Standards by Sign Type A.  BUILDING SIGNS The term “building sign” means any sign that is painted, marked on, or attached to the face of a building wall, window, or canopy attached to a building. Table 3 summarizes the existing standards for all types of building signs. Table 3: Building Sign Standards by Sign Type Type Location Maximum Number Maximum Area Wall All districts on building face with pub- lic entrance 2/tenant space 100 sq. ft. or 15% of the building face to which sign is attached, whichever is less. 6 sq. ft for changeable copy signs Window All commercial districts within 12 inches of window face None 24 sq. ft. or 15% of window area, whichever is less Awning All commercial districts; at least 8 feet above public ROW or private side- walk 1/tenant space Signs on awnings cannot exceed 25% of the main area of the awning or 25 sq. ft. in size, whichever is greater. Projecting Office, Neighborhood Commercial, Downtown Commercial, Community Commercial, Retail Commercial and Tourist Commercial districts; at- tached to façade with public entrance; at least 8 feet above public ROW or private sidewalk 1/tenant space O: 6 sq. ft. C-N, C-D, C-C: 12 sq. ft. C-R, C-T: 24 sq. ft. Hanging or Sus- pended All districts on building façade with public entrance; at least 8 feet above public ROW or private sidewalk 1/tenant space 8 sq. ft. Directory Signs All districts on exterior wall if building has no setback 1/development site 12 sq. ft with individual letters up to 6 inches in height CHC 1-31 Attachment 1 City of San Luis Obispo Sign Regulations Update 20 B.  WALL SIGNS San Luis Obispo’s current regulations require that wall signs and other sign types be installed on a building façade with a public entrance, regardless of whether the entrance faces the public right-of- way or the building has more than one frontage.14 Several stakeholders pointed out that this has made it necessary for some tenants occupying interior spaces to obtain the ARC’s approval for an excep- tion. Because the regulations do not take the size of a site or number of frontages into consideration, the current rules could also be problematic for establishments on large sites or sites with more than one street or highway frontage. In addition, to avoid the need for processing an adjustment for tenants occupying spaces that do not face the roadway, the City could revise the standard to stipulate that wall signs must be on a building face with a public entrance unless the entrance does not face the public right-of-way, in which case the sign may be on a frontage that abuts the public right-of-way. 14 Section 15.40.470(A)(1). Currently, wall signs may be a maximum of 100 square feet or 15 percent of the building face where the sign is attached, whichever is less. CHC 1-32 Attachment 1 Issues and Options Draft for Public Review—June 2016 21 Policy Questions •  Should the standards for sign placement be revised to allow wall signs on frontages that do not have a public entrance when the entrance does not face the public street? C.  WINDOW SIGNS Window signs convey information about a business and the type of goods or services it provides, and they can also engage (or repel) pedestrians by the way they define the establishment’s personality. San Luis Obispo’s current Regulations do not limit the number of individual window signs in non- residential zones or specify where they can be located, aside from a provision stating that any display, graphic, or text located 12 inches or less from the face of a window is considered to be a sign. The Regulations restrict the maximum amount of window area that can be filled with signage to a maxi- mum of 24 square feet or 15 percent of the window area, whichever is less.15 The guidelines provide additional information stating that window signs “should not obscure the view into a store or place of business” and “should be limited to small graphics and text” that frame a window or provide information. 15 Section 15.40.470.B.2. Well -designed window signs can help to positively define the character of an establishment. CHC 1-33 Attachment 1 City of San Luis Obispo Sign Regulations Update 22 The Sign Regulation update should establish additional limits for permanent window signage that reflects the direc- tion provided in the existing guidelines. To further prevent out-of-scale signs, especially along pedestrian frontages, the City should also consider revising the rules and allowances for temporary signage. Requiring inexpensive permits for all temporary signage, as proposed in another section of this report, would improve the City’s ability to ensure that tem- porary window signs comply with all applicable regula- tions. The updated Regulations should establish a basic area allowance, augmented by additional area for tempo- rary window signs. In addition to the current allowance of 15 percent for window coverage for permanent signs, the updated Regulations could allow an additional 10 percent for temporary signs. The City may also want to consider re- vising the requirements to prohibit displays that obscure views into the commercial space. D.  AWNING SIGNS Awning signs should be encouraged in places like San Luis Obispo, where they can shield patrons and display merchandise from sun and glare, and also because they can add character to otherwise undistinguished buildings. Although some awning and canopies are constructed as part of the build- ing, because they may also be made of fabric, the regulations and guidelines should include provisions to ensure that they are properly maintained and replaced if they become faded or tattered. The current Regulations allow one awning sign per tenant space in all commercial zones subject to compliance with specified requirements as well as ARC design review for new signs. The Regulations stipulate that signs may not cover more than 25 percent of the “main area” of each awning (a term that it not defined) or exceed 25 square feet in size. There is no restriction, however, on the total number of separate awnings allowed on a building. The Signage Guidelines provide further detail, stating that awning signs are only appropriate if there are no other alternatives for wall, projecting, suspended, or other sign types. Moreover, there is no standard or guideline that specifi- cally restricts signs that hang from beneath an awning that also bears a sign. As a result, some buildings have both awning and wall signs and, as shown in the pictures below, this has created a cluttered appearance on some buildings. Several stakeholders also observed that because the design review of buildings does not include consideration of where signage will be located, in some cases awnings might be the only alternative available to a business. Displays, such as the one above, which are lo- cated more than 12 inches from the face of the window are not considered signs under the current regulations. CHC 1-34 Attachment 1 Issues and Options Draft for Public Review—June 2016 23 In addition to specifying that awnings and canopies must be 8 feet above the sidewalk, the Sign Guidelines state that the sign lettering and/or logo should not comprise more than 30 percent of the total exterior surface of an awning or canopy. Chapter 15.40 only includes standards for projecting signs on historic structure or in historic districts, which require a minimum clearance of 10 feet for vehicle-oriented projecting signs and 8 feet for pedestrian-oriented signs. Some municipalities re- quire awnings and canopies to be at least nine or ten feet above the surface of the pavement or ground. E.  HANGING AND SUSPENDED SIGNS Signs that hang from the underside of awnings, marquees, or covered walkways provide an additional way for commercial tenants to identify their businesses. These signs are a positive addition to the street scene, but, in some cases, may need to be more limited in size. The current Regulations allow one hanging or suspended sign per tenant space. As a result, there may be several signs hanging one from another or under an awning, so long as they maintain at least 8 feet of clearance above the right- of-way or sidewalk. Some stakeholder concerns could be addressed by revisions, such as the following: •  Limiting the number of suspended signs within a specific length of frontage; •  Allowing only one shingle sign to be suspended from a marquee, covered walkway or canopy, in addition to other permitted signs; •  Requiring the sign area of the hanging or shingle sign to be debited against the allowable wall sign area for the premises; •  Permitting a maximum size for hanging and shingle signs to not exceed four square feet for a single face area; •  Increasing the required clearance for hanging signs to 9 feet; and •  Requiring a suspended sign to be directly adjacent to the business to which it refers. Awning signs can be an attractive and appropriate, especially on older buildings, but can contribute to sign clutter if used in combination with projecting or suspended signs. CHC 1-35 Attachment 1 City of San Luis Obispo Sign Regulations Update 24 F.  PROJECTING SIGNS Projecting signs can be a helpful and attractive way to identify es- tablishments in pedestrian-oriented districts, and they can also be particularly attractive on older buildings. The current regulations allow projecting signs in all commercial districts except for Service Commercial (C-S) Public Facilities (PF), and Manufacturing (M) zoning districts. The current Regulations allow a variety of projecting signs. How- ever, standards that limit the sign area to six square feet in Office districts and 12 square feet in the Neighborhood Commercial, Downtown Commercial, and Community Commercial districts may preclude some signs that would be appropriate on older build- ings without an exception. Moreover, the sign area limit would likely prevent marquee signs, such as those on some hotels and en- tertainment venues like the Fremont Theater. A marquee sign is a sign that advertises an event, performance, or other message that is displayed on a permanent roof-like structure or canopy, made of rigid materials supported by and extending from the facade of a building. Because of the typically larger size and/or visibility of marquee signs they should, if allowed, require review by the ARC and could be limited to historic buildings or districts. Hanging and suspended signs can be a positive addition to the street scene and help pedestrians navigate to their intended destination. CHC 1-36 Attachment 1 Issues and Options Draft for Public Review—June 2016 25 Neither the standards nor the guidelines limit how far a projecting sign may extend from the building wall. The guidelines advise that multiple projecting signs should not be installed within 10 feet of one another on the same property and should be at least 10 feet from projecting signs on adjacent properties. These limits could be expressed as standards that also include findings that provide ad- ditional clarity regarding the circumstances that may warrant approval of an exception. G.  ROOF SIGNS The current Regulations define a roof sign as one “where any part of the sign is on or over any portion of any roof, eave, or parapet of a building or structure,” but include no other provisions that either prohibit such signage or indicates where they are allowed. Many municipalities specifically prohibit signage above the roofline, except for signs attached to a mansard roof. Because of their potential impact on the skyline or interference with views of the hills surrounding San Luis Obispo, this may be an appropriate prohibition, with specific exceptions for designated historic structures and build- ings that contribute to designated historic districts. Other exceptions might include situations where the building design does not provide sufficient wall area on a façade below the roof eave. Policy Questions •  Should the updated regulations specifically prohibit roof signs except for historic structures or buildings where the design does not offer sufficient display area below the roof eave when such signage is architecturally integrated with the design of the roof? The current Sign Regulations would likely prevent the installation of a marquee sign, such as the iconic sign on the Fremont Theater. CHC 1-37 Attachment 1 City of San Luis Obispo Sign Regulations Update 26 1.5  Freestanding Signs San Luis Obispo’s current Regulations allow several different kinds of freestanding or ground signs that can be generally divided into four types—pole, post, monument, and sandwich-board signs. The regulations further distinguish these sign types by medium (e.g., electronic message centers), type of use (e.g., shopping center, residential subdivision), and function (e.g., directory signs). Some municipalities specifically prohibit signs above the roofline but make exceptions in certain instances, such as for historic structures or where the building design does not provide sufficient area on a façade below the roof eave. CHC 1-38 Attachment 1 Issues and Options Draft for Public Review—June 2016 27 Table 4: Non-Residential Freestanding Signs Use Type Number Maximum Area and Height Monument 1 per premises, per street frontage General: 24 sq. ft., 6 ft. in height. C-R, C-D: 12 sq. ft., 4 ft. in height. Free-Standing Post 2 per premises, per street frontage Pole 1/premises Max. height: 16 ft. Max. area: 72 sq. ft. Sandwich-Board 1/tenant space Max. area: 8 sq. ft. Max height: 4 ft. Residential Subdivision 1/frontage Max. area: 20 sq. ft. Max. height: 4 ft. Shopping Center Iden- tification 1/frontage Max height: 16 ft., subject to ARC approval Flags 1/premises Size of flag must be commensurate with the height and di- ameter of the pole, per recommended industry standards. Max height of pole is the same as the max. height for structures, unless ARC determines that additional height is necessary to achieve compatibility. Directory 1/premises Max area: 12 sq. ft. Individual letters may not exceed 6 inches in height. Table 5: Residential Freestanding Signs Type Maximum Height  Maximum Area  Other Requirements Post 6 feet 20 sq. ft. One per premises in required street yard; external illumination per Section 15.40.430 Directory Individual letters may not ex- ceed 6 inches in height; no height specified for entire sign 12 sq. ft. Illumination per Section 15.40.430 Residential Subdivision 6 feet 20 sq. ft. Subject to ARC approval; no internal illumination A.  MONUMENT SIGNS Section 15.40.470(F) of the Regulations allows monument signs to be located in required street yards in any commercial or public facility zoning district, subject to approval by the Community Develop- ment Director. The current Regulations permit only one monument sign on each frontage for the entire development site, regardless of the number of establishments or tenants located on the site. Monument signs may have up to 24 square feet of sign area on the largest face. Monument signs are restricted to six feet in height (or four feet if located in the Retail Commercial or Downtown Com- mercial zoning districts); this restriction, in addition to the limitation on the number of permitted CHC 1-39 Attachment 1 City of San Luis Obispo Sign Regulations Update 28 signs, may be problematic in some circumstances. The Signage Guidelines state that signs should be designed so the style of the sign and its base “are consistent with the architecture of the buildings on the site.” Because the height of freestanding signs includes the height of the structure such as a dec- orative stone base, applicants may be inclined to skimp on the height of the structure in order to maximize the area available to display the message. An approach that may improve the utility of monument signs could include maintaining the current height limits but allowing an increase in the height limit based on the distance to the public right-of- way to which the sign is oriented. Another alternative would be to allow more than one monument sign or increased sign area based on the size of the site and/or the length of the frontage. Instead of requiring the ARC’s approval of an adjustment to allow such changes, the updated regulations could establish standards that permit an increased number of monuments signs if the site area or frontage exceeds a specified threshold. For example, the Regulations could allow two monument signs on each frontage if the site is larger than six acres and has 200 or more lineal feet of frontage on a major street, as defined in the code. B.  POLE AND PYLON SIGNS The current regulations allow pole signs in the Commercial Retail (C-R), Commercial Service (C-S) and Commercial Tourist (C-T) zones, subject to ARC approval. However, the Sign Regulations do not define this type of signage. The Regulations also allow freestanding post signs, which are a type of signage that some municipalities would classify as pole or pylon signs because they are supported by two posts or poles. Moreover, the images of “pole” signs in Section 15.40.470(H) depict what is typically defined as a “pylon” sign. A common definition of “pole” sign is, “A freestanding sign supported by one or more exposed poles that are permanently attached directly into or upon the ground.” Pylon signs are typically taller than 8 feet and supported by one or more structural elements other than poles, which are either solid monumental structures (i.e. a pylon) or sheathed with materials similar to the design of the sign or nearby buildings. Some municipalities that prohibit pole signs or allow them only on freeway-ori- ented properties do allow the type of pylon and post signs that the code offers as an example. The Sign Regulations permit on monument sign per frontage, regardless of the number of establishments or tenants located on the site. CHC 1-40 Attachment 1 Issues and Options Draft for Public Review—June 2016 29 In contrast to pole signs, freestanding post signs with a maximum height of six feet and a maximum sign area of 20 feet are allowed in all districts including residential zones. Policy Questions •  Should the City impose additional restrictions on pole signs to discourage their use? •  Where should pole signs be allowed? •  Are additional standards needed to improve the appearance of pole signs? •  Should pylon signs be encouraged as an alternative to pole signs? •  Other Freestanding Signs There are a variety of other types of freestanding signs that the updated Regulations could include such as directional signs, informational commercial signs, and entry gateways. Directional signs that direct or guide pedestrian or vehicular traffic are appropriate especially on sites that have multiple buildings or establishments. These and other incidental business signs that provide information such as hours of operation or the location of restrooms could be exempted from permit requirements if they do not include advertising for hire and adhere to standards for size, height, and placement. The current Regulations include no apparent restraints on these types of signs. Therefore, unless a sign program includes requirements for such signs, they can contribute to visual clutter and detract from the overall appearance of the complexes where they appear. Entry gateways are another type of freestanding sign that most codes, including San Luis Obispo’s, do not specifically regulate. Entry gateways like the one on the Pixar campus in Emeryville are most often constructed on large business and institutional campuses as well as some business complexes. The above signs would, typically, be characterized as pylon rather than pole signs. CHC 1-41 Attachment 1 City of San Luis Obispo Sign Regulations Update 30 They are distinguished from entry arches and signage such as the one on the right in San Diego that are installed by a municipality or with its approval in the public right-of-way. Signs may have 3 foot high letters extending across a substantial length of street frontage and as high as 20 feet above the ground. Signs such as this would not conform to any of the previously discussed sign type standards. Gateway signs could be approved with a Sign Program and design review approval by the ARC. Standards need not be set as long as they do not exceed the aggregate sign area for the site. To provide further direction, the Signage Guidelines could be revised to include this type of signage. Policy Questions •  Should San Luis Obispo set standards for entry signs? •  Are there any other types of freestanding signs that the updated regulations should either specifically allow or prohibit? 1.6  Exempt Signs Article II specifically exempts a variety of sign types from the sign permit requirement. The require- ments are unclear in some cases, however, especially with respect to temporary signs and non-com- mercial speech not associated with an election. Although all temporary signs appear to be exempt from permit requirements, the regulations do not make this exemption explicit except for real estate and temporary window signs on commercial properties. Table 6 lists these and other types of signs that Section 15.40.200 specifically exempts. CHC 1-42 Attachment 1 Issues and Options Draft for Public Review—June 2016 31 Table 6: Exempt Signs Sign Category Sign Types Exempted Signs Address Construction Gasoline Price Government Miscellaneous Small No Trespassing Signs Traffic Safety Signs Real Estate Temporary Window Transit Utility Vehicle Policy Questions •  Should the City continue to exempt all temporary commercial signs from permit require- ments? Are there any other exemptions in the existing regulations that need reconsideration? •  Are there any other types of signs that should be exempt from permit requirements? 1.7  Prohibited Signs The Sign Regulations prohibit a variety of sign types.16 Some sign types are always prohibited, such as billboards and backlit translucent awning signs. Others are allowed as temporary signs (e.g., ban- ners), if approved by the Public Works Director (e.g., signs in the public right-of-way), or if posted in an appropriate location (e.g., not on street trees or utility poles). The Sign Regulations update provides an opportunity to determine whether some of the current prohibitions should be main- tained or modified. It also provides an opportunity to consider whether there are additional sign types that negatively impact the character of the city and should be prohibited. Unless otherwise permitted by a specific provision, the following types of signs are prohibited under the existing regulations: •  Attention Getting Devices •  Banner (except as temporary or intermittent signage) •  Backlit Translucent Awning 16 Section 15.40.300, Prohibited Signs. CHC 1-43 Attachment 1 City of San Luis Obispo Sign Regulations Update 32 •  Outdoor Advertising Displays and Off-Site •  Highly Reflective and Fluorescent •  Signs on Utility Poles or Traffic Control Devices •  Signs on Street Trees •  Signs that Block Ingress or Egress •  Signs in the Street Right of Way (without approval by Public Works Director) •  Simulated Traffic Signs •  Vehicle Signs One type of signage that is not on San Luis Obispo’s list of prohibited signs and that some munici- palities prohibit is “commercial mascots.” Commercial mascots are persons or animals, whether or not costumed or decorated, that serve or function as a commercial advertising device. These can run the gamut from “sign twirlers” and human sandwich boards to individuals dressed like chickens or the Statue of Liberty. Instead of a complete ban on commercial mascots, a preferable approach may be to impose reasonable time, place, and manner restrictions on them. In addition, it may be appro- priate to clarify that in-person protestors and demonstrators expressing non-commercial messages are not included within the definition of a commercial mascot. Policy Questions •  Should commercial mascots be identified as a type of prohibited signage citywide or in spe- cific districts? 1.8  Temporary Signs San Luis Obispo’s current Sign Regulations define “temporary sign” as one that is “temporary in nature and that is displayed for no more than 45 days in a row, or no more than 90 days within any 365 day period.”17 The Sign Regulations exempt some temporary signs from its permit requirements, such as real estate signs and temporary window signs.18 The Regulations also provide that banners, pennants, streamers, spinners, balloons, inflatable signs and other types of “attention getting devices” may be approved as temporary signage in conjunction with a temporary use permit, special event permit, or Architectural Review.19 The regulations also allow temporary banner signs with a sign permit, pending installation of an approved permanent sign.20 Additional provisions for temporary signs appear elsewhere in the Municipal Code, including Chap- ter 2.40 (Election Campaign Regulations) and Title 17 (Zoning). Section 17.08.010 states that the 17 Article X (Definitions). 18 Sections 15.40.200(H) & (I). 19 Article III (Prohibited Signs). 20 Id. CHC 1-44 Attachment 1 Issues and Options Draft for Public Review—June 2016 33 zoning regulations for temporary uses are “not intended to serve the primary purpose of allowing flexibility from sign regulations,” requires a sign permit for temporary signs for Christmas tree lots and other seasonal produce sales, and establishes a maximum sign area of 32 square feet. The zoning ordinance also allows temporary signs up to four square feet for garage and yard sales. The current regulations impose the same size restrictions on election and real estate signs (three square feet in residential zones and 10 square feet in commercial zones), but temporary window signs on commercial properties are allowed to be larger (4 square feet of sign area or 10 percent of the each window area, whichever is greater). Moreover, the regulations are silent on other types of temporary signs with non-commercial messages, such as those announcing religious services (which were the subject of the Reed decision) or views on non-campaign political issues. In order to make the rules for temporary signs easier to understand, administer, and enforce and to help ensure that the City’s regulations pass constitutional muster post-Reed, it would be preferable to consolidate all the rules regarding temporary signage in one place in the Sign Regulations, with cross-references to related provisions in other sections of the Municipal Code. Restrictions on tem- porary signs should be based on the type of zone (i.e. residential or commercial). They should not distinguish between commercial and non-commercial messages. No distinction should be made based on the content of sign, such as by allowing larger signs for Christmas tree sales than for garage sales when located in the same district. The updated Sign Regulations should require a permit for all temporary signs; that being said, the City should consider establishing an expedited process for these signs when they are not being approved in conjunction with a temporary use, such as a Christmas tree lot. A modest application fee would help the City cover the cost of processing and tracking applications. The procedure could allow for self-certification, where the applicant signs a form acknowledging receipt of requirements and agrees to comply with them, including by removing the signs within the specified time period. Enforcement would be simplified if applicants were required to print the num- ber of the sign permit on all temporary signs, which would allow code enforcement staff to easily check the permit’s expiration date. These rules would allow the City to easily and accurately distin- guish permitted temporary signs from those that are not. A new consolidated set of regulations for temporary signs could include provisions that establish: •  Permits are required for temporary signs; •  The maximum number and size of temporary signs; •  What materials are permitted for temporary signs; •  The duration that temporary signs can be posted and if/how extensions are handled; •  Procedures for temporary sign review and approval Policy Questions •  Should San Luis Obispo establish an expedited permit process for temporary signs? •  Should the City’s requirements for temporary signs be more prescriptive in terms of height, location, and sign type? CHC 1-45 Attachment 1 City of San Luis Obispo Sign Regulations Update 34 1.9  Murals The current Sign Regulations establishes rules for murals,21 which suggests that they are a type of signage. However, the Regulations do not include a definition of a mural to distinguish them from signage. The Signage Guidelines attempt to make a distinction, providing, “Murals that do not con- tain text or any specific commercial message can be considered public art.”22 The Guidelines also provide that murals “should not contain text or any specific commercial message.” At the same time, the Regulations establish rules for murals, including a requirement for ARC approval. Another approach would be to establish a definition for the term “mural” and to specify that any “mural” is public art and, therefore, not subject to the Sign Regulations. It may also be desirable to specify that a “mural” does not include artwork that uses an image, logo, or trademark to promote a commercial product or service; rather, this will be treated as a sign, and its area will counted toward the total sign area of a project. Such a provision may not provide a sufficient basis for the City to regulate so-called “lifestyle graphics,” which are wall or window signs that do not include a logo or text, but incorporate an image that is intended to promote a business or commercial product. An example would be a mural showing skiers, cyclists, or mountain climbers in the window of a sporting goods store or a picture of fruits and vegetables that covers several windows of a supermarket. Life- style images either portray the merchandise as it is used or “images of related items or models that convey an image conducive to buying a product.”23 Policy Questions •  Should San Luis Obispo define establish requirements for regulating “lifestyle graphics” as a type of signage? 1.10   Historic Signs San Luis Obispo’s Historic Preservation Ordinance establishes regulations for designating and de- molishing historic resources and enforcing the ordinance’s requirements. 24 It also assigns certain responsibilities to the Cultural Heritage Committee and the Community Development Director for administering the ordinance’s provisions. The ordinance includes criteria for designating historic signs.25 It does not, however, include any requirements for the review and approval of either historic signs or signs proposed on properties that have been designated as historic or are contributing prop- erties in a historic district. The Sign Regulation update is an opportunity to clarify the requirements 21 Section 15.40.470(J). 22 Id. (emphasis added). 23 Patrick M. Dunne et al., Retailing, Southwestern Cengage Learning Inc., 7th Edition, 2011, p. 518. <http://pre- view.tinyurl.com/hdkuyhj> 24 Chapter 14 of San Luis Obispo’s Municipal Code. 25 Section 14.01.055(C). CHC 1-46 Attachment 1 Issues and Options Draft for Public Review—June 2016 35 that are applicable to signs on historic resources or within historic districts, with cross-reference to applicable Municipal Code provisions, policies, and/or guidelines. City Staff have expressed interest in establishing a process for allowing the City to approve the instal- lation of plaques or other signage on designated historical properties and cultural sites. One way to do this is to allow for the display for small, noncommercial signs, subject to specified size limits and other standards, which could include plaques with historical information as well as small signs indi- cating hours of operation or directing patrons to restrooms. The regulations could provide an ex- emption for a limited number of signs with non-commercial messages that covers permanent historic plaques but a regulation that restricts such signage to historic plaques would constitute regulation of content. Such signage could be subject to approval by the Director or the Cultural Heritage Commit- tee based a determination of compliance with standards regarding design and placement. 1.11   Administration and Enforcement Chapter 15.40 has several different articles that establish requirements for administering and enforc- ing the Sign Regulations: 15.40.480. Signs requiring architectural review. 15.40.485. Sign programs. Article V. Sign Permits, Application and Processing Procedures Article VI. Exceptions to Sign Standards Article IX. Enforcement The Sign Regulation update is an opportunity to clarify the requirements that are applicable to signs on landmarked buildings or within historic districts. CHC 1-47 Attachment 1 City of San Luis Obispo Sign Regulations Update 36 In addition to consolidating, reorganizing, and, in some cases, revising the existing provisions, the revised Sign Regulations could include several new sections. These would be intended to better ex- plain some of the existing requirements as well as respond to concerns that have been raised about the inflexibility of the existing Regulations and how they are enforced. The proposed new and revised sections are discussed in further detail in the following sections of this report. 1.12   Exceptions to Sign Regulations The existing Sign Regulations allow the City to approve exceptions when warranted due to unusual site conditions or other factors, subject to approval by the ARC.26 Although several stakeholders rec- ognized the importance of flexibility, most also expressed concerns about the present process, in- cluding the requirement for ARC approval and what they perceive as a lack of consistency in deci- sions. Under the Regulations, granting an exception requires that least one of the following findings be made: •  There are exceptional or unusual circumstances applying to the property involved which do not apply generally to properties in the vicinity with the same zoning, such as, but not limited to: (1) the presence of a legal, nonconforming use; (2) visual obstructions; (3) unusual build- ing location on-site; or (4) unusual building design, architectural style, or historic signifi- cance. •  The sign for which an exception is requested is a nonconforming sign that acts as a neigh- borhood landmark or focal point while not disrupting views of prominent community land- scape features. When granting an exception, the ARC or the Director shall require that as many nonconforming elements of the sign as possible be eliminated while allowing its basic form and character to remain. •  The exception is consistent with the intent and purpose of the sign regulations and will not constitute a grant of special privilege or entitlement inconsistent with limitations applied to other properties in the vicinity with the same zoning. •  The sign exception is for superior design, will not result in visual clutter and is consistent with the intent and purpose of these sign regulations.27 Although the exception process is intended to provide a type of relief that is an alternative to the variance process established in the zoning regulations, these findings are very similar to those re- quired to approve a variance. In order for a variance to be approved, each of the following findings must be made: 26 Section 15.40.600. 27 Section 15.40.610. CHC 1-48 Attachment 1 Issues and Options Draft for Public Review—June 2016 37 •  That there are circumstances applying to the site, such as size, shape or topography, which do not apply generally to land in the vicinity with the same zoning; •  That the variance will not constitute a grant of special privilege—an entitlement inconsistent with the limitations upon other properties in the vicinity with the same zoning; •  That the variance will not adversely affect the health, safety or general welfare of persons residing or working on the site or in the vicinity.28 The Sign Regulation update is a potential opportunity to reduce the number of applications that re- quire exceptions. For instance, revising the provisions that require signs to be on the same frontage as the entrance could reduce the number of applications that need exceptions. Establishing separate requirements for signs on designated historic resources or contributing properties in designated dis- tricts could also eliminate the need for approving adjustments pursuant to the exception process. Other changes the City may want to consider would be to establish a dimensional limit for exceptions (e.g., not exceeding the area or height standards by more than 10 percent) and to provide further detail concerning what constitutes a visual obstruction, unusual building design, or unusual archi- tectural style. Augmenting the required findings in this way may make it unnecessary to have a find- ing that the exception will not constitute a grant of special privilege or entitlement. 1.13   Sign Programs The current Regulations are unclear about procedures for review and approval of sign programs or their intended purpose. Sign programs are often an effective way to ensure coordinated signage com- patible with architectural design in complexes with multiple tenants or structures. The Regulations state that the ARC “may approve” a sign program for a development or property. The Regulations also grant broad discretion to the ARC to allow sign programs to supersede the Sign Regulations’ prohibitions as well as its standards. There should be triggers for projects that must submit signage plans, which will help decision makers understand the overall intent for signage and ensure that sign- age is designed to be compatible with the development and surrounding community. Sign programs can also speed up the permit process and reduce time and costs. The Regulations should explain how approved sign programs are used to review signs that are sub- mitted and establish rules for modification of approved sign programs. In most cases, once a sign program is approved, administration can be an “over-the-counter” process. When future tenants are unknown, generic signs can be approved, with details evaluated once tenants are signed up. Some municipalities provide for the approval of sign programs that allow some signs within a development to exceed otherwise applicable requirements as long as the program does not allow signs that the regulations specifically prohibit. Approval of a sign program should require review for consistency with applicable sign guidelines and for compliance with any criteria the regulations establish for granting approval. The updated Regulations could specify which standards can be modified and whether the aggregate limit on total sign area can be adjusted at all. One approach may be to require sign programs to vary 28 Section 17.60.040. CHC 1-49 Attachment 1 City of San Luis Obispo Sign Regulations Update 38 dimension standards by sign type, up to 25 percent, and to allow transfers of sign allowances between sign types, but not allow any increase in the aggregate sign area. Alternatively, the City could allow for adjustments of up to, say, 10 or 25 percent of total sign area upon making certain findings. The Sign Regulations could also allow a sign program to be substituted for sign-by-sign approval in any development with multiple tenants or buildings. Requiring sign programs in such circumstances might simplify the signage approval process for business owners and could also help to achieve more harmonious design. Policy Questions •  Should San Luis Obispo establish additional requirements for Sign Programs applicable to all multi-tenant non-residential projects? Should they be required or optional? Should Sign Programs be required or allowed as an option for any building or development with multiple tenants or buildings? •  How much flexibility should be provided through a Sign Program? For example, changes in dimensional standards and transfers of sign area from one sign type to another, but no in- crease in the overall sign area “budget”? 1.14   Design Review Guidelines San Luis Obispo has adopted Signage Guidelines that are embedded in Section 15.40.470 and are, presumably, intended to provide additional information about the City’s signage preferences. In contrast to prescriptive standards, guidelines are typically advisory and applied as part of a discre- tionary review process. Chapter 15.40 does not, however, explain how the City uses the guidelines, aside from a statement that the Community Development Director will forward to the ARC any sign or visual device that does not comply with the guidelines. These guidelines do not provide the same level of detail as other design guidelines that San Luis Obispo has adopted or sign guidelines adopted by other municipalities. The Community Design Guidelines, which the City adopted in June 2010, provide guidance on spe- cific design considerations to help designers, business owners, and developers to understand the City’s expectations with respect to signs. The statement of intent explains that: The City encourages signs that effectively identify individual business establishments and support public safety and convenience by providing good directions. The design and con- tent of signs are important in shaping the image of the city in the minds of visitors and residents, and how they feel about the city, and themselves. While in most cases the City cannot regulate the content of signs, and the ARC will not consider sign content in its deliberations, businesses are encouraged to think about how the images and words on signs will affect not only their business interests, but also how they will affect and relate to the attitudes and values of families and children within the community.29 29 Community Design Guidelines, Section 6.6 p. 78. CHC 1-50 Attachment 1 Issues and Options Draft for Public Review—June 2016 39 An alternative to the current approach would be to consolidate and augment the provisions for signs in the Community Design Guidelines with the Signage Guidelines, which are now incorporated in the text of Chapter 15.40. Expanding the sign guidelines in this manner would allow incorporation of additional illustrative graphics and photographs as well as guidelines that suggest appropriate ap- proaches for different types of buildings. Both the updated Regulations and the guidelines should be revised to clarify that the guidelines are intended to provide examples of techniques and approaches that applicants can use to meet City expectations, but are not intended to illustrate all approaches that may be appropriate on a specific site. If the updated Regulations include a statement of principles for signage, the revised guidelines could also include these. Moreover, the updated Regulations need to make clear that the City may not use its discretionary authority to impose restrictions on the height of letters, the number of busi- ness names, and other aspects of content. Such conditions may constitute impermissible regulation of message content in conflict with Constitutional principles. Policy Questions •  Should the Signage Guidelines that are now incorporated in Chapter 15.40 be consolidated with the provisions regarding signs in the Community Design Guidelines and expanded to provide additional examples, graphics, and other material to assist applicants? •  Should the Sign Regulations include more detail about the role of the guidelines and how they will be used in the review process? 1.15   Nonconforming Signs Under the current provisions for nonconforming signs in Article VIII, signs that were legally estab- lished and continuously maintained before March 12, 1983 are subject to abatement. This require- ment seem inconsistent with the provisions for approving exceptions, which specify that a sign’s nonconforming status is a basis for granting an exception to the existing requirements. State law distinguishes nonconforming billboards (i.e. signs with display space for hire) from on-premises signage, which is one reason why many jurisdictions have eliminated provisions for amortizing on- premise signage. Under California Business & Professions Code 5490 et seq., if a municipality enacts Sign Regulations that are more restrictive and require amortization, it must conduct an inventory of all signs to determine which will be subject to amortization, allow 15 years for the owner to recoup the investment in the sign, or pay compensation based on a 15-year straight line depreciation sched- ule. If the City decides to retain the amortization provisions, it is probably advisable to cross-reference the requirements in the Business and Professions Code rather than incorporating an amortization schedule such as the one in existing Section 15.40.820. Business and Professions Code Section 5495 defines “fair and just compensation” as “compensation which is equal to 1/15 of the duplication cost of construction of the display being removed multiplied by the number of years of useful life remain- ing for the sign….” Another approach would be to retain and modify the requirements to exempt nonconforming signs if the sign area does not exceed the maximum permitted by more than a spec- ified percentage (e.g., 50 percent). CHC 1-51 Attachment 1 City of San Luis Obispo Sign Regulations Update 40 Instead of requiring amortization of billboards, an approach that some municipalities have chosen is to establish provisions for relocating signage pursuant to Business and Professions Code Section 5412. The statute was enacted to enable jurisdictions to implement their policies and regulations “without expenditure of public funds while allowing the continued maintenance of private invest- ment and a medium of public communication.” The updated Regulations could also include provisions that provide more specific direction about the type of alterations that can be made to nonconforming signs, which would simplify the process for granting exceptions. The regulations should also provide for routine maintenance and repairs that do not expand any nonconforming feature. Maintenance requirements for conforming signs should be included among the general requirements for all types of signs. 1.16   Rules for Measurement Article IV (Sign Standards) as well as Article X (Definitions) establish some rules for calculating the area of signs and making other measurements necessary to determine whether a sign conforms to standards. To make the Sign Regulations easier to use, the updated Regulations should include a consolidated set of Rules for Measurement with explanatory graphics in an article entitled General Provisions for All Sign Types. Separate sections should set forth clear rules for calculating the area of single-faced, multi-faced, and three-dimensional signs. The next page includes some examples of graphics that can be used to illustrate the rules. CHC 1-52 Attachment 1 Issues and Options Draft for Public Review—June 2016 41 Figure 1: Graphic Example: Measurement of Sign Area CHC 1-53 Attachment 1 City of San Luis Obispo Sign Regulations Update 42 This page intentionally left blank. CHC 1-54 Attachment 1 43 Appendix: Sign Type Definitions This is a preliminary list of definitions that incorporate and, in some instances, propose revisions to definitions in Article X of the existing Sign Regulations. The proposed revisions are, for the most part, intended to clarify the meaning of terms used Chapter 15.40 but also to remove or revise pro- visions that are expressed as standards or requirements and include them in the appropriate section of the regulations. This part of the regulations should include graphics where necessary to clarify terms such as Channel Letter Sign and Feather Banner that may be unfamiliar to some users. The following text uses underlining and strike out to show substantive changes from the current regula- tions. The following words and phrases shall have the following meanings when used in this Chapter. In the event of a conflict between the definitions in this section and in Article TBD, Definitions, of the Zoning Ordinance, the terms in this section shall apply. A-frame Sign. A portable upright, rigid, self-supporting frame sign in the form of a triangle or letter “A”. Other variations of such signage may also be in the shape of the letter T (inverted) or the letter H. Also called Sandwich-Board Sign. FIGURE TBD: A-FRAME SIGN Architectural review. refers to The architectural review process authorized by Municipal Code Sec- tion 2.48.090. ARC or Architectural Review Commission (ARC). means The Commission with the jurisdiction to perform architectural review, per Chapter 2.48 of the municipal code. When these sign regulations refer specifically to the ARC or Architectural Review Commission, review by the Commission is re- quired. Area of Signs (Sign Area). The area within the perimeter of one or two contiguous or overlapping rectangles of a size sufficient to enclose the outer limits of any writing, representation, emblem, logo, figure or character. Sign Area does not include supporting structures such as sign bases and columns that contain no lettering or graphics except for addresses or required tags. (See Section TBD, Calcu- lation of Sign Area, for specific rules for measuring the area of different sign types.) Attention-getting sign means any sign with moving parts, flashing lights, and/or neon colors, or signs incorporating pennants, streamers, large helium balloons or any similar visual device used for the purpose of drawing attention. CHC 1-55 Attachment 1 City of San Luis Obispo Sign Regulations Update 44 Banner sign. means A flexible sign including Feather Banners and Pennants of lightweight fabric or similar material typically supported at two or more points and hung on a building or otherwise sus- pended down or across its face, or across a public right-of-way. This definition does not include Flags as defined by this Article. Billboard. A sign used for the purpose of general advertising for hire when some or all of the display area is used to display the messages of advertisers or sponsors other than the owner or an occupant of the property on whose property where the sign is located. Such signs are sometimes called Off- Premises Signs or Outdoor Advertising. Blade Sign. A double-sided sign oriented perpendicular to the building wall on which it is mounted. (See Projecting Sign) Building face.The whole of a building visible in an elevation view, excluding sloped roof surfaces. Building Frontage. As used in this Chapter, the linear measurement of exterior walls enclosing inte- rior spaces which are oriented to and most nearly parallel to public streets, public alleys, parking lots, malls or freeways. Cabinet Sign. An internally illuminated sign consisting of frame and face(s), with a continuous trans- lucent message panel; also referred to as a panel sign. FIGURE TBD: CABINET SIGN Changeable Copy Sign. A sign displaying a message that is changed by means of moveable letters, slats, lights, light emitting diodes, or moveable background material. “Digital signs,” “dynamic signs,” Electronic Message Centers and CEVMS (changeable electronic variable message signs) are all within this definition. Channel Letters. Three-dimensional individual letters or figures typically made of formed metal, usually with an acrylic face, with an open back or front, illuminated or non-illuminated, that are affixed to a building or to a freestanding sign structure by sliding the letters into channels. FIGURE TBD: CHANNEL LETTERS Channel Letter Sign. A sign with multiple components, each built in the shape of an individual di- mensional letter or symbol, each of which may be independently illuminated, with a separate trans- lucent panel over the letter source for each element. Commercial Speech or Commercial Message. An image on a sign that concerns primarily the eco- nomic interests of the message sponsor or the viewing audience, or both, or that proposes a commer- cial transaction. Commercial zone. All nonresidential zones, regardless of how the property is actually used. Copy. The visually communicative elements mounted on a sign. Also called sign copy. Digital Display. A display method utilizing LED (light emitting diode), LCD (liquid crystal display), plasma display, projected images, or any functionally equivalent technology, and which is capable of CHC 1-56 Attachment 1 Issues and Options Draft for Public Review—June 2016 45 automated, remote or computer control to change the image, either in a “slide show” manner (series of still images), or full motion animation, or any combination of them. Directory Sign. A freestanding or wall sign that identifies all businesses and other establishments located within a commercial or industrial complex or an institutional establishment. Electronic Message Center (Electronic Message Display). A sign that uses digital display to present variable messages displays by projecting an electronically controlled pattern and which can be pro- grammed to periodically change the message display. See Digital Display. FIGURE TBD: ELECTRONIC MESSAGE CENTER SIGN Establishment. Any legally established use of land involving buildings or structures subject to the Building Code but not including permanent residential occupancy uses or residential care facilities. Feather Banner. A type of vertical banner made of flexible materials, (e.g., cloth, paper, or plastic), the longer dimension of which is typically attached to a pole or rod that is driven into the ground or supported by an individual stand. Also called a “swooper” or “teardrop” banner. Also known as quill signs or quill banners. FIGURE TBD: FEATHER BANNER Flag. A piece of fabric or other flexible material, usually rectangular, of distinctive design, used as a symbol, which is capable of movement, or fluttering in moving air or wind and which displays a non- commercial message. Freestanding Sign. A sign supported by structures or supports that are placed on, or anchored in, the ground and which are structurally independent from any building including “monument signs”, “pole signs”, “pylon signs” and “ground signs.” (Also called Ground Signs). Fuel Pricing Sign. A sign that indicates, and is limited to, the brand or trade name, method of sale, grade designation and price per gallon of gasoline or other motor vehicle fuel offered for sale on the business premises, and such other information as may be required by county ordinance or state law, such as California Business and Professions Code section 13530 et seq. Frontage.The horizontal distance along a lot line adjacent to a public street, or the side of a lot adja- cent to a public street. (See Building Frontage). CHC 1-57 Attachment 1 City of San Luis Obispo Sign Regulations Update 46 General Advertising for Hire. The enterprise of advertising or promoting other businesses, establish- ments or causes using methods of advertising, typically for a fee or other consideration, in contrast to self-promotion or on-site advertising. Hanging Sign. See Shingle Sign. Height of a sign.The vertical distance from average grade (ground level) immediately below the sign to the top of the sign including the support structure and any projecting design elements. Illegal sign. Any sign that does not meet the requirements of this code Chapter and which has not received legal, nonconforming status did not comply with applicable legal requirements at the time it was established. Illuminated Sign. A sign that is illuminated with an artificial source of light incorporated internally or externally. Also called a Lighted Sign. Major street frontage.Any arterial road shown in the city’s circulation element. Mansard Sign. A sign attached below the deck line or principal roofline of a mansard roof or similar roof-like façade. FIGURE TBD: MANSARD SIGN Marquee. is A building element constructed of rigid materials supported by and extending from the façade of a building that is part of a permanent entryway or entry canopy. and traditionally associated with theaters. A marquee sometimes includes a projecting vertical or blade sign, which may extend above the cornice line of a building consistent with the provisions of this Chapter. The design and allowable sign area for a marquee are determined by the ARC during their review of the proposed building and/or marquee. FIGURE TBD: MARQEE SIGN Monument Sign. A low-profile freestanding sign erected upon or supported solely by a planter, ped- estal base, or similar ground structure approximately the same width as the sign and which is de- signed to incorporate the architectural theme and building material of the building on the premises. Internal supports, poles or pylons, if any, are enclosed by decorative covers or otherwise not exposed to view. Mural. A work of graphic art on an exterior building wall that may or may not contain a commercial logo or trademark but does not serve to advertise or promote any business, product, activity, service, interest, or entertainment and is not general advertising for hire. Non-Commercial Message. A message or image on a sign that directs public attention to or advo- cates an idea or issue of public interest or concern but is not advertising for hire and or does not promote any business, product, activity, service, interest, or entertainment. Nonconforming sign.A sign, which was erected legally, but which does not now comply with these subsequently enacted sign regulations. CHC 1-58 Attachment 1 Issues and Options Draft for Public Review—June 2016 47 Nonresidential zone is any zone other than the R-1, R-2, R-3, or R-4 zone, including the Mixed-Use Overlay Zone, as designated by Title 17, Zoning, of the Municipal Code, regardless of how the prop- erty is actually used. Outdoor advertising display is a sign, such as a billboard, that advertises a product or display. Off- Premises Sign. A sign that advertises commercial products, accommodations, services or activities not provided in or on the property or premises upon which it is located. The on-site/off-site distinc- tion does not apply to non-commercial messages. (See Billboard) Pennant. A device made of flexible materials, (e.g., cloth, paper, or plastic) that is typically triangular or swallow-tail in shape, may or may not contain copy, and which is installed for the purpose of attracting attention. Does not include pennants used for watercraft signaling purposes. Permanent Sign. “Permanent sign” means a sign that is solidly attached to a building, structure, or the ground by means of mounting brackets, bolts, welds, or other combination of attachment meth- ods, thereby rendering the sign non-moveable or difficult to reposition without the use of machinery, cutting devices, or mechanical devices. Contrast: temporary sign. Pole Sign. A freestanding sign that is supported by one or more exposed poles that are permanently attached directly into or upon the ground. Post Sign. A low-profile free-standing sign supported by posts that has a single sign face and is gen- erally oriented parallel to the public right-of-way. Premises. means A lot or series of lots under common ownership and/or developed together as a single development site, regardless of how many uses occupy the site. Projecting Sign. A building wall sign, the surface of which is not parallel to the face of the supporting wall and which is supported wholly by the wall. See Blade Sign. Public entrance. One or more places of entry to an establishment or premises that are accessible to the general public. CHC 1-59 Attachment 1 City of San Luis Obispo Sign Regulations Update 48 Pylon Sign. A freestanding sign that is supported and in direct contact with the ground or one or more solid, monumental structures or pylons and which typically has a sign face with a vertical di- mension that is greater than its horizontal dimension. FIGURE TBD: PYLON SIGN Real Estate Sign. A temporary sign posted on any property that is being actively marketed for sale or for lease. Right-of-way. See Municipal Code Section 16.26.330. Roof sign. Any sign where any part of the sign is on or over supported by or attached to or projecting through the roof of a building or structure, or projecting above the eave line or parapet wall of the building or structure. Any portion of any roof, eave, or parapet of a building or structure. Roof sign does not include a sign attached to a mansard roof pursuant to the definitions of building sign and mansard roof or a vertical sign as defined in this Section. Sandwich-board Sign. See A-Frame sign. Shingle Sign. A sign that hangs from a canopy or awning or from the roof of an arcade or passageway. (See Under-Canopy Sign.) Sign. Any visual device or representation designed or used for the purpose of communicating a mes- sage or identifying or attracting attention to a premises, product, service, person, organization, busi- ness or event, with or without the use of words. Sign Area. or area of sign is the number of square feet of the smallest rectangle within which an individual sign face can be enclosed. See Area of Signs. Sign face. is The visible portion of the sign, including all characters, symbols, and structural or non- structural trim or background (e.g., cabinet frame or painted border), but not including the base of a pole sign, monument sign, or free standing sign. CHC 1-60 Attachment 1 Issues and Options Draft for Public Review—June 2016 49 Storefront. A distinct architectural feature that is immediately accessible from a public sidewalk and consisting of window displays and entry doors to one or more uses. Street right-of-way as used in this chapter is any road or other public place, including but not limited to a highway, alley, street, avenue, place, sidewalk, parkway (i.e., planted or landscaped area between a curb and the edge of a sidewalk), path, walk, park, plaza, boulevard, right-of-way or any other public place in the city whether or not currently improved. Temporary sign. A sign or advertising display constructed of fabric, cardboard, plywood or other light material, with or without a frame that is temporary in nature and that is designed or intended to be displayed for no more than forty-five days in a row, or no more than ninety days within any three-hundred-sixty-five-day period a short period of time. Tenant’s building face. That portion of the building face enclosing the area of the building occupied by the tenant. In multi-tenant buildings with interior tenant spaces, each tenant’s building face shall be the proportionate share of the building face enclosing the area occupied by all tenants. Under-Canopy or Under-Marquee Sign. See Shingle Sign. V sign. is A sign consisting of with two, essentially equal, sign faces positioned at an angle less than one hundred eighty degrees rather than parallel to each other. Vehicle Sign. A sign mounted, attached, affixed or painted on a vehicle, trailer or similar conveyance parked in a position and location for the primary purpose of promoting any business, product, ac- tivity, service, interest or entertainment. Visibility Triangle. A generally triangular area at an intersection that defines a zone necessary for a motor vehicle driver, bicyclist, or pedestrian to have a clear view of oncoming cross-street motor vehicle, bicycle or pedestrian traffic or traffic control devices including, but not limited to, intersec- tions of streets, alleys, driveways. Window display. A sign with a single face of copy or an arrangement of merchandise, including graphics and text that is painted or installed on a glass window or door or displayed within 12 inches in a building window. Provided the display is located more than twelve inches back from the inside of the window, the display is not considered a sign. (Ord. 1484 ß 13, 2005; Ord. 1455 ß 2 (part), 2004) . CHC 1-61 Attachment 1 City of San Luis Obispo Sign Regulations Update 50 This page intentionally left blank. CHC 1-62 Attachment 1 CHC 1-63 Attachment 1 DYETT & BHATIA Urban and Regional Planners 755 Sansome Street, Suite 400 San Francisco, California 94111 415 956 4300 415 956 7315 CHC 1-64 Attachment 1 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: A mixed-use project including 18 residential units and a commercial space with the Downtown Commercial zone. PROJECT ADDRESS: 560 Higuera BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-3020-2016 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) based on findings, and subject to conditions. SITE DATA Applicant Creekside Lofts, LP Representative Steve Rigor, Architect Submittal Date 4/8/2016 Complete Date 7/7/2016 Zoning C-D (Downtown Commercial) General Plan General Retail Site Area 16,980 square feet (0.390 acres) Environmental Status Categorically Exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. SUMMARY The applicant is proposing to construct a new, four story mixed-use building with 68 square feet of commercial/retail space, 18 residential units, and 20 parking spaces within the Downtown Commercial Zone. The applicant is also requesting a 10% parking reduction and 4 tandem parking spaces. 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines and applicable City policies and standards. Meeting Date: August 15, 2016 Item Number: 2 ARC2 - 1 ARCH-3020-2016 560 Higuera Street Page 2 2.0 PROJECT INFORMATION 2.1 Site Information/Setting: Site Size 16,980 square feet (0.390 acres) Present Use & Development Vacant Land Use Designation Downtown Commercial (C-D) Topography Relatively flat Current Access From Higuera Street Surrounding Use/Zoning North: R-3-H (Medium High Density Housing within the Downtown Historic District) and San Luis Obispo Creek East: C-D-H (Downtown Commercial within the Downtown Historic District) West: C-R/C-D (Retail Commercial and Downtown Commercial) South: C-D (Downtown Commercial) 2.2 Project Description The project proposes to construct a new, four-story mixed-use project that includes: • 18 residential units: 9 studios, and 6 one-bedroom and 3 two-bedroom multi-story townhouse units; • 68 square feet of commercial space; and • A parking garage with 20 parking spaces (four spaces in tandem) (Attachment 3, Project Plans). The project also includes a separate application for an airspace subdivision that will be reviewed at a later date once the project has been approved by the ARC. 2.3 Project Statistics Item Proposed 1 Standard 2 Setback Front Yard 0 feet 0 feet Other Yard (max height 35 feet) 5 feet 0 feet Max. Height of Structure(s) ~49 feet 50 feet Max. Building Coverage (footprint) 43.7% 100% Density Units (DU) 11.46 14.04 (36 DU per acre) Parking Spaces Vehicle 20 12 Bicycle (long-term) 37 37 Bicycle (short-term) 1 1 Notes: 1. Applicant’s project plans submitted 6/7/2016 2. Zoning Regulations 3.0 PROJECT ANALYSIS Project plans were reviewed in terms of their consistency with the City’s General Plan, Zoning Regulations and the Community Design Guidelines (CDG) for Downtown (Chapter 4), Infill Development and Multi-family Housing Design. ARC2 - 2 ARCH-3020-2016 560 Higuera Street Page 3 3.1 Street Orientation 1: The subject property is a very unique situation in the downtown. The site is an L-shaped flag lot that does not have frontage along Higuera Street. The pole of the flag lot is utilized for parking by the neighboring property (Attachment 3, Project Plans, Sheet A2.0). As such the proposed structure cannot be located at the back of sidewalk. 3.2 Height and Scale 2: The CDG state that multi-story buildings are desirable in the downtown because they provide upper-floor residential units. Additionally multi-story buildings should be set back above the second or third level to maintain a street façade that is consistent with the historic pattern of development, maintaining the general similarity of building heights at the sidewalk edge. The CDG also states that new buildings that are significantly taller or shorter than adjacent buildings shall provide appropriate visual transitions 3 and should provide upper story setbacks along the street. Consistent with the CDG, the project provides 18 upper-floor residential units, however due to the location of the site, the applicant has located parking and a small commercial space on the first floor of the structure in place of storefronts. The project site is set approximately 150 feet from the sidewalk, through a parking lot, and providing a street façade is not practical for the project. Instead the project takes advantage of its proximity to the Creamery and provides pedestrian access to and from the proposed project and the Creamery (Attachment 3, Project Plans, Sheet 2.0). The surrounding development pattern varies in scale and height. Along Higuera Street the neighborhood contains single story and two-story structures. The site is also located south of San Luis Obispo Creek and a medium-high density residential zone (R-3-H) which contains a variety of mostly one and two-story residential units. The applicant has provided a rendering that illustrates the project as viewed from Higuera Street (Attachment 3, Project Plans, Sheet A5.5). The closest adjacent structures are to east and west of the site and are each two stories. The project is four-stories with a maximum height of 49 feet, 2 inches. The applicant has designed the project with varying wall planes, articulation on all four sides, setbacks along portions of the 4th floor, and uses various materials and colors to complement the adjacent structures. The project also includes outdoor living space in the form of balconies and a landscaped common area along the creek side of the project.4 Additionally, the project appears to be diminished in scale due to the large setback of the building from the street and location behind existing structures and trees. ARC Discussion Item: As discussed above, the project includes many of the elements described in the CDG related to scale and massing in the Downtown. Due to the site’s unique location and the character of the surrounding neighborhood the ARC should discuss if the project provides appropriate transition with the neighborhood and adjacent buildings. 1 Community Design Guidelines Chapter 4, Section 4.2 A 2 Community Design Guidelines Chapter 4, Section 4.2 B 3 Community Design Guidelines Chapter 4, Section 4.2 B.1b 4 Community Design Guidelines Chapter 4, Section 5.3 D: Outdoor living areas. The use of balconies, verandas, porches and courtyards within the building form is strongly encouraged. ARC2 - 3 ARCH-3020-2016 560 Higuera Street Page 4 3.3 Façade Design 5: The CDG discusses that new structures should provide storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures. As noted in Section 3.2, the proposed structure is not located along a street and does not provide storefronts as part of the project. 3.4 Materials and Architectural Details: The CDG outlines a series of characteristics that define downtown materials and architecture details. The CDG also notes that materials should complement those on significant adjacent buildings.6 After discussion with staff, the applicant modified the materials and colors of the project to better complement the adjacent buildings which are composed of stucco and tile roofing (to the west) and smooth stucco, corrugated metal roofing, wood siding and terra cotta brick (to the east) (Attachment 3, Project Plans, Sheet A7.0). The project proposes to utilize a dash stucco finish, CMU, and perforated corten metal panels as exterior finishes. Staff recommends Condition No. 3 that states that the project shall use smooth finished stucco. ARC Discussion Item: The ARC should discuss the use of the perforated corten metal siding on the project within the downtown. The CDG considers the use of corrugated sheet metal in the downtown as inappropriate,7 however the project is adjacent to the Creamery that utilizes corrugated metal roofing and proposes to include metal siding as part of the renovations of the site. Figure 1: View from Higuera Street towards the project 5 Community Design Guidelines Chapter 4, Section 4.2 C 6 Community Design Guidelines Chapter 4, Section 4.2 D.1 Finish materials. The exterior materials of downtown buildings involve several aspects including color, texture, and materials. Materials with integral color such as smooth troweled plaster, tile, stone, and brick are encouraged. If the building's exterior design is complicated, with many design features, the wall texture should be simple and subdued. However, if the building design is simple (perhaps more monolithic), a finely textured material, such as patterned masonry, can greatly enrich the building's overall character. Materials should complement those on significant adjacent buildings… 7 Community Design Guidelines Chapter 4, Section 4.2 D.1 ARC2 - 4 ARCH-3020-2016 560 Higuera Street Page 5 3.5 Parking: The project provides all the parking required for the project as well as additional spaces. The applicant is requesting a reduction of 1 parking space for the project as described in Zoning Regulations Section 17.16.060 H.7f; in order to facilitate housing development in the downtown, the Director may reduce the parking requirement for any residential element of a project in the CD district by 10% or one space. The project includes a total of 20 spaces with 11 spaces for residential use (1 less than required) and 9 spaces as off-site parking for the Creamery. On July 18, 2016 the ARC approved off-site parking for the Creamery consistent with Section 17.16.060 F of the Zoning Regulations (off-site parking shall be within a zone where the use is allowed or conditionally allowed, be within 300 feet of the use and shall not be separated from the use by any feature that would make pedestrian access inconvenient or hazardous). Four of the parking spaces will be provided in tandem. When parking spaces are identified for the exclusive use of occupants of a designated dwelling, required spaces may be arranged in tandem subject to the approval of the Community Development Director (Zoning Regulations, Section 17.16.060 L.1). Other downtown projects have been approved for residential tandem parking including Pacific Courtyards. The majority of the parking is for residential use and staff recommends the ARC support the tandem parking with Condition No. 7 that tandem spaces shall be identified on plans submitted for a building permit as being assigned to specific dwelling units. Staff also recommends Condition No. 9, which states that the final landscape plan shall include additional shrubs and/or a low fence in front of the parking facing the creek to reduce the potential of light trespass into the creek and residential areas north of the project to the satisfaction of the Community Development Director (Attachment 3, Project Plans, Sheet L-1). 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. 5.0 WATER AVAILABILITY Since the adoption of the 2014 General Plan Land Use Element (LUE), the City acquired an additional annual allocation of 2,102 acre feet of water from Nacimiento Reservoir, bringing the total annual available to 5,482 acre feet per year. This brings the City’s total annual availability to 12,109 acre feet, previously 10,007. In addition to this, the City is currently expanding its groundwater program, while concurrently designing the upgrade to the Water Resource Recovery Facility to allow highly treated wastewater to become a potable water source. The 2015 Urban Water Management Plan projected that the City’s total annual residential and non- residential water demand will be 7,496 acre feet at buildout (year 2035 with a population of 57,200) as evaluated under the 2014 LUE. This estimation uses 117 gallons per capita day consumption (gpcd), though the current usage is only 90 gpcd. As a baseline comparison, the total City annual water demand in 2015 was approximately 4,772 acre feet; 40% of the available water supply. ARC2 - 5 ARCH-3020-2016 560 Higuera Street Page 6 The available annual water supply (12,109 acre feet) far exceeds the LUE projected annual buildout demand (7,496 acre feet). Since the proposed project is consistent with the General Plan, water use and demand associated with the development is anticipated and included with LUE buildout projections. 6.0 OTHER DEPARTMENT COMMENTS The requirements of the other departments are reflected in the attached Draft Resolution as conditions of approval and code requirements, where appropriate. 7.0 ALTERNATIVES & RECOMMENDATION 7.1. Continue the project with direction to the applicant and staff on pertinent issues. 7.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations, or Community Design Guidelines. 8.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Reduced Project Plans Included in Commission member portfolio: project plans Available at ARC hearing: color/materials board ARC2 - 6 RESOLUTION NO. ARC-XXXX-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A MIXED-USE PROJECT INCLUDING 18 RESIDENTIAL UNITS AND A COMMERCIAL SPACE WITHIN THE DOWNTOWN COMMERCIAL ZONE, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED AUGUST 15, 2016 560 HIGUERA STREET (ARCH-3020-2016) 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 15, 2016, pursuant to a proceeding instituted under ARCH-3020- 2016, Creekside Lofts, LP, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-3020-2016), based on the following findings: 1. That the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the neighborhood. 2. That the proposed project is consistent with Land Use Element Policy 4.2 (Downtown Residential) because it provides new residential uses, allowing 24-hour presence and balance between jobs and housing in the community. 3. That the project is consistent with the Housing Element Policy 5.3 and 5.4 because the project provides housing above ground-level commercial, is located close to activity centers in the downtown and provides variety of residential types, sizes, and styles of dwellings. 4. That the project is consistent with the Conservation and Open Space Element policy 4.4.3 because the project promotes higher-density, compact housing to achieve more efficient use of public facilities and services and to improve the City’s jobs/housing balance. 5. The project design maintains consistency with the City’s Community Design Guidelines by ATTACHMENT 1 ARC2 - 7 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 2 providing architectural interest and style which complements the character and scale of the existing neighborhood. 6. That the 10% parking reduction is consistent with the Zoning Regulations Section 17.16.060 H.7f because the project provides residential units within the Downtown Commercial District. 7. That, as conditioned, the tandem parking is consistent with Zoning Regulations Section 17.16.060 L.1 because the parking will be identified for the exclusive use of occupants of a designated dwelling. SECTION 2. Environmental Review. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. SECTION 3 . Action. The Architectural Review Commission (ARC) hereby grants final design approval to the project with incorporation of the following conditions: Planning 1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. 2. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. 4. Plans submitted for a building permit shall note the use of smooth finished stucco on the exterior of the building. ATTACHMENT 1 ARC2 - 8 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 3 5. The locations of all exterior lighting, including lighting on the structure, 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 ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning 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 provide adequate screening. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 7. Tandem parking spaces shall be identified on plans submitted for a building permit as being assigned to specific dwelling units within the project. 8. 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. 9. The final landscape plans shall include additional shrubs and/or a low fence in front of the parking facing the creek to reduce the potential of light trespass into the creek and residential areas north of the project to the satisfaction of the Community Development Director. 10. 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. 11. Any proposed signs are subject to review and approval of the Community Development Department and subject to a sign permit. The Community Development Director shall refer ATTACHMENT 1 ARC2 - 9 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 4 signage to the ARC if signs need an exception or appear to be excessive in size or out of character with the project. Engineering Division – Public Works 12. 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 13. The project is located in the Mission Style Sidewalk District of downtown. Any replaced sections of sidewalk or driveway approach shall be constructed in the Mission Style per city standards #4220. 14. The building plan submittal shall show and note that any sections of damaged or displaced curb, gutter, or sidewalk shall be repaired or replaced per City Engineering Standards and to the satisfaction of the Public Works Department. 15. The building plan submittal shall show the existing driveway approach to be upgraded or replaced to comply with City and ADA standards. Current city and ADA standards require a 4’ accessible sidewalk extension behind the ramp. 16. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 17. 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. 18. The building plan submittal shall include a complete grading and drainage 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. The plan shall consider historic offsite drainage tributary to this property that may need to be accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 19. This development shall comply with the Waterway Management Plan. The building plan submittal shall include a final hydrologic and hydraulic analysis report in accordance with the ATTACHMENT 1 ARC2 - 10 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 5 Waterway Management Plan Volume III, Drainage Design Manual. The report shall include, as a minimum, a response or discussion of the bullet items in Section 2.3.1 of the Drainage Design Manual. 20. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city’s Floodplain Management Regulations per Municipal Code Chapter 17.84. 21. This property is located in an AE and AO (2’ depth) Flood Zone. The proposed structure is located in the AE floodzone. The structure shall be floodproofed to an elevation that is at least one foot above the BFE. Additional freeboard to 2’ above the BFE may result in additional structure protection and savings on flood insurance and is strongly encouraged. 22. Any new building service equipment shall be protected or elevated above the BFE in accordance with the Floodplain Management Regulations and adopted Building Code. The elevator, design, and equipment room shall be designed in accordance with FEMA Technical Bulletin 4 / November 2010. 23. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a final Post Construction Stormwater Control Plan Template as available on the City’s Website. 24. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to building permit issuance or final inspection approvals. 25. The building plan shall show and label all existing and proposed public and private easements for reference. 26. A quit claim agreement or other acceptable documentation shall be recorded and/or provided for the removal of the existing 6’ PG&E easement per PM 54-90 prior to building permit issuance. 27. A new creek access easement shall be provided to the City the satisfaction of the City Engineer, Community Development Department, and Natural Resources Manager prior to building permit issuance. The easement shall provide for a reasonable staging area along the creek. 28. The building plan submittal shall include final details of the creek patio area improvements including the proposed landscaping. The final site improvement plan and landscape plan shall ATTACHMENT 1 ARC2 - 11 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 6 honor the proposed new access, staging area, and creek easement to the satisfaction of the City. The patio improvement shall be designed to accommodate maintenance vehicles and/or shall include readily moveable patio furniture/fixtures. The final planting/tree placement plan shall honor the access requirements to the satisfaction of the City Engineer, Community Development Department, and Natural Resources Manager. 29. A creek maintenance agreement shall be recorded in a format provided by the City and approved to the satisfaction of the Public Works Department and the City’s Natural Resource Manager prior to building permit issuance. 30. The developer shall exhaust reasonable efforts to eradicate and control the expansion of any known non-native and invasive species within the creek corridor to the satisfaction of the Natural Resources Manager. These plants may require treatment in advance and prior to commencing with ground disturbing activities and grading. 31. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the creek corridor and 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. Tree removals and/or pruning may require approval by the City Arborist and/or Tree Committee. The plan shall show all existing and proposed street trees. Utilities Department 32. The property’s existing sewer lateral to the point of connection at the City main must pass a pipeline video inspection (visual inspection of the interior of the pipeline), including repair or replacement, as part of the project. The pipeline video inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Additional information is provided below related to this requirement: • The pipeline video inspection shall be submitted on USB drive and shall be in color. • The inspection shall be of adequate resolution in order to display pipe. • Material submitted shall include the project address and a scaled plan of the building and the lateral location to the connection at the City sewer main. • The inspection shall include tracking of the pipeline length (in feet) from the start of the inspection to the connection at the City sewer main. • It is optional to provide audio on the report to explain the location, date of inspection, and pipeline condition observations. 33. The project’s commercial and residential uses shall be metered separately. All residential units are to be individually metered. Privately owned sub-meters may be provided for residential condominiums upon approval of the Utilities Director or her/his designee. The CCR’s for the ATTACHMENT 1 ARC2 - 12 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 7 property/homeowner association shall require that the sub-meters be read by the association (or P/HOA contracted service) and each condominium billed according to water use. Code Requirements Building Division 34. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A. Utilities Department 35. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 36. The project’s Landscape Plan shall be consistent with provisions of the City’s declared drought emergency estimated total water use (ETWU) cannot exceed 50 percent of maximum applied water allowance (or MAWA) (Resolution 10628 (2015)). 37. Potable city water shall not be used for major construction activities, such as grading and dust control, as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. Information on the program is available at: http://www.slocity.org/home/showdocument?id=5909 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 15th day of August, 2016. _____________________________ Doug Davidson, Secretary Architectural Review Commission ATTACHMENT 1 ARC2 - 13 C-R C-D C-D R-3-H O-HO-H R-3-H O-H-PD C-R R-3-S R-3-H PF-H C-D C-D-S-H C-D-H R-2-S R-3 C-D-H-PDR-1-PD DANA HIGUE R A NI P O M O VICINITY MAP ARCH-3020-2016560 Higuera St ¯ ATTACHMENT 2 ARC2 - 14 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ &2 9 ( 5  6 + ( ( 7 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1 6$ 1  / 8 , 6  2 % , 6 3 2   & $ ATTACHMENT 3 ARC2 - 15 Da t e Sc a l e Sh e e t 07 / 2 8 / 2 0 1 6 SO U T H T O W N E I G H T E E N 56 0 H I G U E R A , S A N L U I S O B I S P O , C A (F O R M A L L Y H O M E T O W N L O F T S ) AR C H I T E C T U R A L A0 . 0 C O V E R S H E E T A1 . 0 P R O J E C T D A T A . A1 . 1 P R O J E C T N A R R A T I V E A1 . 2 G R E E N B U I L D I N G C H E C K L I S T A2 . 0 C O N C E P T U A L S I T E P L A N A2 . 1 E X I S T I N G S I T E P L A N A3 . 0 C O N C E P T U A L F I R S T F L O O R P L A N A3 . 1 C O N C E P T U A L S E C O N D F L O O R P L A N A3 . 2 C O N C E P T U A L T H I R D F L O O R P L A N A3 . 3 C O N C E P T U A L F O U R T H F L O O R P L A N A3 . 4 C O N C E P T U A L R O O F P L A N A4 . 0 C O N C E P T U A L E L E V A T I O N S A4 . 1 C O N C E P T U A L E L E V A T I O N S A4 . 2 C O N C E P T U A L E L E V A T I O N S A4 . 3 C O N C E P T U A L E L E V A T I O N S A5 . 0 P E R S P E C T I V E V I E W 1 A5 . 1 P E R S P E C T I V E V I E W 2 A5 . 2 P E R S P E C T I V E V I E W 3 A5 . 3 P E R S P E C T I V E V I E W 4 A5 . 4 P E R S P E C T I V E V I E W 5 A5 . 5 P H O T O V I S U A L I Z A T I O N : V I E W F R O M H I G U E R A S T R E E T A5 . 6 P H O T O V I S U A L I Z A T I O N : V I E W F R O M T H E C R E A M E R Y A6 . 0 S I T E S E C T I O N S A6 . 1 S I T E S E C T I O N - H I G U E R A S T T H R U D A N A S T . A7 . 0 C O L O R & M A T E R I A L S B O A R D CI V I L C- 1 P R E L I M I N A R Y G R A D I N G P L A N C- 2 P R E L I M I N A R Y U T I L I T Y P L A N CI V I L - 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 T- 1 G R O U N D F L O O R T- 2 2 N D F L O O R T- 3 3 R D F L O O R T- 4 4 T H F L O O R LA N D S C A P E L- 1 C O N C E P T U A L L A N D S C A P E P L A N , PL A N T M A T E R I A L S L I S T & W A T E R U S E C A L C S TO P O G R A P H I C S U R V E Y OV E R A L L T O P O G R A P H I C S U R V E Y PR O J E C T D E S C R I P T I O N VI C I N I T Y M A P DR A W I N G I N D E X AR C H I T E C T AR R I S S T U D I O A R C H I T E C T S 13 0 6 J O H N S O N A V E N U E SA N L U I S O B I S P O , C A 9 3 4 0 1 AT T N : S T E V E R I G O R PH O N E : ( 8 0 5 ) 5 4 7 - 2 2 4 0 EM A I L : S R I G O R @ A R R I S - S T U D I O . C O M OW N E R CR E E K S I D E L O F T S , L . P . P. O . B O X 1 2 9 1 0 SA N L U I S O B I S P O , C A 9 3 4 0 1 AT T N D A M I E N M A V I S PH O N E ( 8 0 5 ) 7 8 1 - 3 1 3 3 EM A I L D M A V I S @ C O V E L O P . N E T LA N D S C A P E A R C H I T E C T SU M M E R S / M U R P H Y & P A R T N E R S , I N C 34 1 9 7 P A C I F I C C O A S T H I G H W A Y , S U I T E 2 0 0 DA N A P O I N T , C A 9 2 6 2 9 AT T N : J I M B U R R O W S PH O N E : ( 9 4 9 ) 4 4 3 - 1 6 3 1 EM A I L : J B U R R O W S @ S M P I N C . N E T PR O J E C T D I R E C T O R Y A1 . 0 PR O J E C T S T A T I S T I C S SI T E S T A T I S T I C S AD D R E S S : 56 0 H I G U E R A AS S E S S O R P A R C E L N U M B E R 00 2 - 4 0 2 - 0 4 8 SI T E A R E A (1 6 , 9 8 0 S . F . ) 0 . 3 9 0 A C R E S EX I S T I N G S I T E A R E A ( 2 2 , 0 5 8 S . F . ) 0 . 5 0 6 A C R E S CR E E K S I T E A R E A ( - 5 , 0 7 8 S . F . ) - 0 . 1 1 6 A C R E S ZO N I N G CD ( D O W N T O W N C O M M E R C I A L ) EX I S T I N G U S E PA R K I N G L O T / F O R M E R N U R S E R Y PR O P O S E D U S E CO M M E R C I A L / R E S I D E N T I A L PR O P O S E D O C C U P A N C Y M ( M E R C A N T I L E ) R- 2 ( R E S I D E N C E ) S- 2 ( O P E N P A R K I N G G A R A G E ) PR O P O S E D C O N S T R U C T I O N T Y P E 3 S T O R I E S T Y P E V - B OV E R 1 S T O R Y T Y P E I - B PR O P O S E D S P R I N K L E R S YE S ( N F P A - 1 3 ) PR O P O S E D N U M B E R O F S T O R I E S 4 S T O R I E S AL L O W E D B U I L D I N G H E I G H T 50 ' - 0 " PR O P O S E D B U I L D I N G H E I G H T 49 ' - 2 " FL O O R A R E A R A T I O ( F A R ) AL L O W E D F O R B U I L D I N G U P T O 5 0 ' = 3 . 0 0 PR O P O S E D 18 , 8 2 5 S . F . / 1 6 , 9 8 0 S . F . = 1 . 1 1 BU I L D I N G C O V E R A G E AL L O W E D 1 0 0 % PR O P O S E D 7, 4 1 2 S . F . / 1 6 , 9 8 0 S . F . = 4 3 . 7 % LA N D S C A P E A R E A 99 6 S . F . ( 5 . 9 % ) IM P E R V I O U S A R E A 7, 2 3 8 S . F . ( 4 2 . 6 % ) BU I L D I N G S T A T I S T I C S FI R S T F L O O R 6, 9 8 8 S . F . FL O W E R S H O P 68 S . F . CI R C U L A T I O N 55 1 S . F . UT I L I T Y 13 1 S . F . PA R K I N G G A R A G E 6 , 2 3 8 S . F . SE C O N D F L O O R 5, 8 6 7 S . F . RE S I D E N T I A L 4, 0 5 0 S . F . ST O R A G E 37 6 S . F . CI R C U L A T I O N 1 , 4 4 1 S . F . TH I R D F L O O R 5, 9 1 2 S . F . RE S I D E N T I A L 4, 7 2 0 S . F . CI R C U L A T I O N 1 , 1 9 2 S . F . FO U R T H F L O O R 3, 9 3 4 S . F . RE S I D E N T I A L 3, 9 3 4 S . F . CI R C U L A T I O N 0 S . F . TO T A L P R O P O S E D B U I L D I N G A R E A 22 , 7 0 1 S . F . DE N S I T Y AL L O W E D D E N S I T Y CD Z O N E 3 6 D . U . / A C R E x 0 . 3 9 0 A C R E S = 1 4 . 0 4 D . U . PR O P O S E D D E N S I T Y ST U D I O 9 U N I T S x 0 . 5 0 D . U . = 4 . 5 0 D . U . 1- B E D R O O M 6 U N I T S x 0 . 6 6 D . U . = 3 . 9 6 D . U . 2- B E D R O O M 3 U N I T S x 1 . 0 0 D . U . = 3 . 0 0 D . U . TO T A L D E N S I T Y P R O P O S E D 18 U N I T S 11 . 4 6 D . U . PA R K I N G S T A T I S T I C S PA R K I N G R E Q U I R E D ST U D I O ( 9 x 0 . 5 0 S P A C E S / U N I T ) 4 . 5 S P A C E S 1- B E D R O O M ( 6 x 0 . 7 5 S P A C E S / U N I T ) 4 . 5 S P A C E S 2- B E D R O O M ( 3 x 1 . 0 0 S P A C E S / U N I T ) 3 . 0 S P A C E S TO T A L R E S I D E N T I A L P A R K I N G R E Q U I R E D 1 2 . 0 S P A C E S 10 % P A R K I N G R E D U C T I O N F O R H O U S I N G - 1 . 2 S P A C E S CO M M E R C I A L R E T A I L ( 6 8 S . F . X 1 S P A C E 5 0 0 S . F . ) 0 . 1 4 S P A C E S TO T A L P A R K I N G R E Q U I R E D 10 . 9 4 S P A C E S PA R K I N G P R O V I D E D ST A N D A R D S P A C E S 1 5 S P A C E S TA N D E M S P A C E S 4 S P A C E S AC C E S S I B L E 1 S P A C E TO T A L P A R K I N G P R O V I D E D 20 S P A C E S BI C Y C L E P A R K I N G R E Q U I R E D 15 % O F P A R K I N G S P A C E S : 2 B I C Y C L E S BI C Y C L E P A R K I N G P R O V I D E D LO N G T E R M S P A C E S ( 4 0 % ) : 1 S P A C E S SH O R T T E R M S P A C E S ( 5 0 % ) : 1 S P A C E S TO T A L B I C Y C L E P A R K I N G P R O V I D E D : 2 S P A C E S EA C H A P A R T M E N T U N I T S H A L L H A V E S P A C E S F O R 2 B I K E S . TH I S W I L L B E M I X E D B E T W E E N I N T E R N A L R A C K S I N E A C H TO W N H O U S E U N I T A N D S T O R A G E C L O S E T S F O R E A C H ST U D I O U N I T CI V I L E N G I N E E R AB O V E G R A D E E N G I N E E R I N G 13 0 4 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 AT T N : S C O T T S T O K E S PH O N E : ( 8 0 5 ) 5 4 5 - 5 1 1 5 EM A I L : S C O T T @ A B O V E G R A D E E N G I N E E R I N G . C O M TH E P R O P O S E D P R O J E C T I N C L U D E S 1 8 R E S I D E N T I A L D W E L L I N G UN I T S O V E R A P A R K I N G G A R A G E A N D A F L O W E R S H O P . T H E S E UN I T S A R E A C O M B I N A T I O N O F M U L T I - S T O R Y T O W N H O U S E S A N D SI N G L E - S T O R Y F L A T S . TH I S P R O J E C T I S 1 0 0 % P R I V A T E L Y F U N D E D A N D H A S S U B M I T T E D A N AP P L I C A T I O N A N D T E N T A T I V E M A P F O R A I R S P A C E S U B D I V I S I O N PR O C E S S I N G C O N C U R R E N T W I T H T H E A R C . TH E D W E L L I N G U N I T S H A V E B E E N D E S I G N E D T O C O M P L Y W I T H T H 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 I N C B C C H A P T E R 1 1 A . T H E P U B L I C AR E A S H A V E B E E N D E S I G N E D T O C O M P L Y W I T H T H E A C C E S S I B I L I T Y RE Q U I R E M E N T S O F C B C C H A P T E R 1 1 B . DU E T O T H E T I G H T N A T U R E O F T H E S I T E , A L L S I T E L I G H T I N G S H A L L AT T A C H E D T O T H E B U I L D I N G A N D S H A L L B E D A R K S K Y CO M P L I A N T . BU I L D I N G W I L L B E P R E - W I R E D F O R S O L A R A N D S H A L L C O M P L Y WI T H C U R R E N T T I T L E 2 4 E N E R G Y R E Q U I R E M E N T S . TH E S I T E , F O R M E R L Y A L A N D S C A P E N U R S E R Y , S H A R E S A N A C C E S S EA S E M E N T W I T H T H E P R O P E R T Y T O T H E S O U T H . ¬TH E P A R K I N G AL O N G T H E S H A R E D A C C E S S E A S E M E N T , A L T H O U G H L O C A T E D ON T H E S U B J E C T S I T E , P R O V I D E S P A R K I N G R E S E R V E D F O R T H E BU S I N E S S E S O N T H E P A R C E L T O T H E S O U T H . T H E P R O P O S E D PR O J E C T W I L L P R O V I D E 8 P A R K I N G S P A C E S T O T H E C R E A M E R Y UN D E R A S H A R E D P A R K I N G A G R E E M E N T . A D J A C E N T U S E S IN C L U D E A N O F F I C E B U I L D I N G , M O B I L E H O M E P A R K , T H E CR E A M E R Y A N D T H E C R E E K . TH E S I T E I S L O C A T E D O U T S I D E O F T H E D O W N T O W N H I S T O R I C DI S T R I C T . AL L W O R K S H A L L C O N F O R M T O : ( A ) T H E M I N I M U M S T A N D A R D S OF T H E L A T E S T E D I T I O N O F T H E I N T E R N A T I O N A L B U I L D I N G C O D E AN D A L L R E L A T E D D O C U M E N T S P U B L I S H E D B Y T H E I . C . C . W H I C H HA V E B E E N A D O P T E D B Y T H E L O C A L G O V E R N I N G A G E N C Y ; ( B ) AL L R E G U L A T I O N S A N D O R D I N A N C E S O F A L L L O C A L GO V E R N I N G A G E N C I E S ; ( C ) A N Y S P E C I A L C O N D I T I O N S RE Q U I R E D B Y T H E L O C A L G O V E R N I N G A G E N C I E S ; A N D ( D ) A L L CA L I F O R N I A S T A T E C O D E A M E N D M E N T S ( B U I L D I N G S T A N D A R D S CO D E ) T I T L E 2 4 . AL L C O D E S R E F E R E N C E D S H A L L B E C A L I F O R N I A E D I T I O N S . T H E CO D E S R E F E R E N C E D I N T H E S E P L A N S A R E A S F O L L O W S : 1. 2 0 1 3 C A L I F O R N I A B U I L D I N G C O D E ( C B C ) . 2. 2 0 1 3 C A L I F O R N I A M E C H A N I C A L C O D E ( C M C ) . 3. 2 0 1 3 C A L I F O R N I A P L U M B I N G C O D E ( C P C ) . 4. 2 0 1 3 C A L I F O R N I A F I R E C O D E ( C F C ) . 5. 2 0 1 3 C A L I F O R N I A E L E C T R I C A L C O D E ( C E C ) . 6. 2 0 1 3 C A L I F O R N I A S T A T E E N E R G Y C O N S E R V A T I O N S T D S . (T I T L E 2 4 ) . 7. 2 0 1 3 C A L I F O R N I A R E S I D E N T I A L C O D E ( C R C ) . 8. 2 0 1 3 C A L I F O R N I A G R E E N B U I L D I N G C O D E ( C G B C ) . 9. 2 0 1 3 B U I L D I N G S T A N D A R D S A D M I N I S T R A T I V E C O D E . 10 . N A T I O N A L F I R E C O D E S ( N F P A ) . 11 . S A N L U I S O B I S P O M U N I C I P A L C O D E ( S L O M C ) . MA X I M U M A R E A O F O P E N I N G S B A S E D O N F I R E S E P A R A T I O N (C B C T A B L E 7 0 5 . 8 ) FI R E S E P A R A T I O N D I S T A N C E PR O T E C T E D A L L O W A B L E AR E A O T O L E S S T H A N 3 ' Y E S / N O N O T PE R M I T T E D 3' T O L E S S T H A N 5 ' NO 15 % 3' T O L E S S T H A N 5 ' YE S 15 % 5' T O L E S S T H A N 1 0 ' NO 25 % 5' T O L E S S T H A N 1 0 ' YE S 25 % 10 ' T O L E S S T H A N 1 5 ' * NO 45 % 10 ' T O L E S S T H A N 1 5 ' * YE S 45 % 15 ' T O L E S S T H A N 2 0 ' * NO 75 % 15 ' T O L E S S T H A N 2 0 ' * YE S 75 % 20 ' O R G R E A T E R Y E S / N O N O L I M I T * T H E A R E A O F O P E N I N G S I N A N O P E N P A R K I N G S T R U C T U R E WI T H A F I R E S E P A R A T I O N D I S T A N C E O F 1 0 F E E T O R G R E A T E R SH A L L N O T B E L I M I T E D P E R C B C T A B L E 7 0 5 . 8 , F O O T N O T E G BU I L D I N G C O M P O N E N T P R O T E C T I O N NO T E : IN C I D E N T A L A C C E S S O R Y O C C U P A N C I E S P E R C B C 5 0 8 . 2 AR E M I T I G A T E D B Y P R O P O S E D A U T O M A T I C F I R E E X T I N G U I S H I N G SY S T E M . EX T E R I O R W A L L S : NO N - R A T E D IN T E R I O R W A L L S W I T H I N A S I N G L E O C C U P A N C Y : N O N - R A T E D IN T E R I O R W A L L S B E T W E E N DW E L L I N G U N I T S : 1- H R F I R E P A R T I T I O N IN T E R I O R W A L L S B E T W E E N R- 2 & S - 2 O C C U P A N C I E S : 1- H R F I R E B A R R I E R ST A I R E X I T E N C L O S U R E W A L L S : 1- H R F I R E B A R R I E R FL O O R / C L G A S S E M B L I E S W I T H I N A S I N G L E D W E L L I N G U N I T : NO N - R A T E D FL O O R / C L G A S S E M B L I E S B E T W E E N D W E L L I N G U N I T S : 1 - H R OC C U P A N C Y G R O U P S : R- 2 / S - 2 / M SE P A R A T E D O C C U P A N C I E S : YE S TY P E O F C O N S T R U C T I O N : 3 S T O R I E S O F T Y P E V - A OV E R 1 S T O R Y T Y P E I - B FI R E S P R I N K L E R S : YE S ( N F P A - 1 3 ) BU I L D I N G H E I G H T A L L O W E D : 50 ' - 0 " ( Z O N I N G C O N T R O L L E D ) BU I L D I N G H E I G H T P R O P O S E D : 4 9 ' - 2 " NU M B E R O F S T O R I E S A L L O W E D ( R - 2 ) : 3 S T O R I E S NU M B E R O F S T O R I E S P R O P O S E D ( R - 2 ) : 3 S T O R I E S NU M B E R O F S T O R I E S A L L O W E D ( M ) : 2 S T O R I E S NU M B E R O F S T O R I E S P R O P O S E D ( M ) : 1 S T O R Y NU M B E R O F S T O R I E S A L L O W E D ( S - 2 ) : 2 S T O R I E S NU M B E R O F S T O R I E S P R O P O S E D ( S - 2 ) : 1 S T O R Y BU I L D I N G A R E A B Y S T O R Y FI R S T S T O R Y R- 2 O C C U P A N C Y ( L O B B Y / C I R C U L A T I O N ) 5 5 1 S . F . S- 2 O C C U P A N C Y 6, 2 3 8 S . F . M O C C U P A N C Y 68 S . F . EL E C T R I C A L R O O M 13 1 S . F . TO T A L 6 , 9 8 8 S . F . SE C O N D S T O R Y R- 2 O C C U P A N C Y ( F L A T ) 4, 0 5 0 S . F . R- 2 O C C U P A N C Y ( S T O R A G E ) 37 6 S . F . R- 2 O C C U P A N C Y ( L O B B Y / C I R C U L A T I O N ) 1, 4 4 1 S . F . TO T A L 5 , 8 6 7 S . F . TH I R D S T O R Y R- 2 O C C U P A N C Y ( T O W N H O M E ) 4 , 7 2 0 S . F . R- 2 O C C U P A N C Y ( S T O R A G E ) 0 S . F . R- 2 O C C U P A N C Y ( L O B B Y / C I R C U L A T I O N ) 1, 1 9 2 S . F . TO T A L 5 , 9 1 2 S . F . FO U R T H S T O R Y R- 2 O C C U P A N C Y ( T O W N H O M E ) 3, 9 3 4 S . F . R- 2 O C C U P A N C Y ( S T O R A G E ) 0 S . F . R- 2 O C C U P A N C Y ( L O B B Y / C I R C U L A T I O N ) 0 S . F . TO T A L 3 , 9 3 4 S . F . BU I L D I N G A R E A B Y O C C U P A N C Y S- 2 O C C U P A N C Y : 6, 3 6 9 S . F . R- 2 O C C U P A N C Y : 16 , 2 6 4 S . F . M O C C U P A N C Y : 68 S . F . TO T A L B U I L D I N G A R E A : 2 2 , 7 0 1 S . F . AL L O W A B L E B U I L D I N G A R E A C A L C U L A T I O N S- 2 O C C U P A N C Y ( P A R K I N G G A R A G E ) - T Y P E 1 B BA S I C A L L O W A B L E A R E A : 79 , 0 0 0 S . F . AR E A I N C R E A S E C A L C U L A T I O N S : A a = { A t + [ A t x I f ] + [ A t x I s ] } A a = A L L O W A B L E A R E A A t = T A B U L A R A R E A (C B C T A B L E 5 0 3 ) I f = F R O N T A G E I N C R E A S E (C B C 5 0 6 . 2 ) I s = S P R I N K L E R I N C R E A S E (C B C 5 0 6 . 3 ) FR O N T A G E I N C R E A S E : I f =[2 0 1 / 4 7 8 - 0 . 2 5 ] 3 0 / 3 0 = 0 . 1 7 FI R E S P R I N K L E R S : I s = 0 AL L O W A B L E A R E A = { 7 9 , 0 0 0 + [ 7 9 , 0 0 0 x . 1 7 ] + [ 7 9 , 0 0 0 x 0 ] } = 9 2 , 4 3 1 MA X I M U M A L L O W A B L E A R E A : 9 2 , 4 3 1 S . F . PR O P O S E D B U I L D I N G A R E A : 6 , 3 6 9 S . F . M O C C U P A N C Y ( F L O W E R S H O P ) - T Y P E 1 B BA S I C A L L O W A B L E A R E A : U N L I M I T E D PR O P O S E D B U I L D I N G A R E A : 6 8 S . F . R- 2 O C C U P A N C Y ( R E S I D E N T I A L ) - T Y P E V A BA S I C A L L O W A B L E A R E A : 12 , 0 0 0 S . F . AR E A I N C R E A S E C A L C U L A T I O N S : A a = { A t + [ A t x I f ] + [ A t x I s ] } A a = A L L O W A B L E A R E A A t = T A B U L A R A R E A (C B C T A B L E 5 0 3 ) I f = F R O N T A G E I N C R E A S E (C B C 5 0 6 . 2 ) I s = S P R I N K L E R I N C R E A S E (C B C 5 0 6 . 3 ) FR O N T A G E I N C R E A S E : I f =[2 0 1 / 4 7 8 - 0 . 2 5 ] 3 0 / 3 0 = 0 . 1 7 FI R E S P R I N K L E R S : I s = 0 ( U S E D F O R S T O R Y I N C R E A S E ) AL L O W A B L E A R E A = { 12 , 0 0 0 + [ 12 , 0 0 0 x . 1 7 ] + 12 , 0 0 0 x 0 ] } = 1 4 , 0 4 1 x 3 S T O R I E S MA X I M U M A L L O W A B L E A R E A : 4 2 , 1 2 3 S . F . PR O P O S E D B U I L D I N G A R E A : 1 6 , 2 6 4 S . F . AL L O W A B L E B U I L D I N G A R E A - O V E R A L L B U I L D I N G ( P E R C B C S E C . 5 0 6 . 5 ) (R - 2 ) A C T U A L + ( S - 2 ) A C T U A L = < 2 . 0 0 (R - 2 ) A L L O W A B L E (S - 2 ) A L L O W A B L E 16 , 2 6 4 S . F . + 6 , 3 6 9 S . F . = 0 . 4 5 < 2 . 0 0 ( O K A Y ) 42 , 1 2 3 S . F . 92 , 4 3 1 S . F . UN I T FL A T 1 BA T H S FL O O R AR E A ST U D I O 1 4 5 0 S F 6 7 S F ST U D I O T O T A L S 4, 0 5 0 S F UN I T TY P E FL A T 2 ST U D I O 1 4 5 0 S F 1 0 2 S F FL A T 3 S T U D I O 1 4 5 0 S F 1 1 9 S F FL A T 4 ST U D I O 1 4 5 0 S F 1 1 3 S F FL A T 5 ST U D I O 1 4 5 0 S F 1 1 2 S F FL A T 6 S T U D I O 1 4 5 0 S F 4 9 S F FL A T 7 ST U D I O 1 4 5 0 S F 1 7 6 S F FL A T 8 S T U D I O 1 4 5 0 S F 7 6 S F FL A T 9 S T U D I O 1 4 5 0 S F 2 4 5 S F 1, 0 5 9 S F TO W N H O M E 1 0 1- B E D R O O M 1. 5 81 1 S F 6 8 S F TO W N H O M E T O T A L S 8, 6 5 4 S F TO W N H O M E 1 1 86 4 S F 5 5 S F TO W N H O M E 1 2 1, 0 5 9 S F 11 9 S F TO W N H O M E 1 3 1, 1 2 8 S F 11 3 S F TO W N H O M E 1 4 1, 0 9 0 S F 11 2 S F TO W N H O M E 1 5 95 8 S F 4 9 S F TO W N H O M E 1 6 95 6 S F 9 0 S F TO W N H O M E 1 7 87 5 S F 8 1 S F TO W N H O M E 1 8 91 3 S F 6 4 S F 75 1 S F 1- B E D R O O M 2- B E D R O O M 2- B E D R O O M 2- B E D R O O M 1- B E D R O O M 1- B E D R O O M 1- B E D R O O M 1- B E D R O O M NO R T H SI T E PR O J E C T S T A T I S T I C S BU I L D I N G C O D E A N A L Y S I S 1. 5 1. 5 1. 5 1. 5 1. 5 1. 5 1. 5 1. 5 FL O O D G A T E I N F O R M A T I O N TH I S P R O P O S E D P R O J E C T I S L O C A T E D W I T H I N A N A E F L O O D Z O N E . TH E G R O U N D F L O O R , C O N S I S T I N G O F P A R K I N G , C O M M E R C I A L SP A C E , L O B B Y A N D E X I T S T A I R W A Y , S H A L L B E A M I X O F " W E T " A N D "D R Y " F L O O D P R O O F E D . T H E C O M M E R C I A L S P A C E A N D L O B B Y SH A L L B E D R Y F L O O D P R O O F E D W H I L E T H E G A R A G E A N D E X I T ST A I R E N C L O S U R E S H A L L B E W E T F L O O D P R O O F T O A L L O W F L O O D WA T E R S T O C A R R Y T O T H E C R E E K . DE T A I L S F O R T H E S E E L E M E N T S S H A L L B E P R O V I D E D A T T H E T I M E O F BU I L D I N G P E R M I T S U B M I T T A L . ATTACHMENT 3 ARC2 - 16 ATTACHMENT 3 ARC2 - 17 Da t e Sc a l e Sh e e t 07 / 2 8 / 2 0 1 6 SO U T H T O W N E I G H T E E N 56 0 H I G U E R A , S A N L U I S O B I S P O , C A (F O R M A L L Y H O M E T O W N L O F T S ) A1 . 2 GR E E N P O I N T C H E C K L I S T GR E E N P O I N T C H E C K L I S T ATTACHMENT 3 ARC2 - 18 A A6 . 0 B A6 . 0 7+ (  & 5 ( $ 0 ( 5 < 3$ 5 . , 1 * *$ 5 $ * ( $' - $ & ( 1 7 &2 0 0 ( 5 & , $ / +, * 8 ( 5 $  6 7 5 ( ( 7 /, 0 , 7  2 )  % 8 , / ' , 1 * 35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 ( 63 , . ( 6 (; , 6 7 , 1 * 02 % , / ( +2 0 ( $' - $ & ( 1 7 &2 0 0 ( 5 & , $ / (  $ ' - $ & ( 1 7 3$ 5 . , 1 *         )/ 2 : ( 5  6 + 2 3 '2 2 5 35 2 3 2 6 ( ' 6( $ 7 , 1 *  $ 5 ( $ ), 5 (  5 , 6 ( 5 &/ 2 6 ( 7 87 , / , 7 <  5 2 2 0 %, . (  / 2 & . ( 5 %, . (  5 $ & . 75 $ 6 + (1 & / 2 6 8 5 ( (  7 5 $ 6 + (1 & / 2 6 8 5 (                          $3 3 2 ;   / 2 & $ 7 , 2 1 2)  (  ) , 5 (  + < ' 5 $ 1 7 1 A- 6 . 1 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1            + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ &2 1 & ( 3 7 8 $ /  6 , 7 (  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 29 ( 5 $ / /  $ 5 & + , 7 ( & 7 8 5 $ /  6 , 7 (  3 / $ 1       12 7 (  12  3 2 / (  0 2 8 1 7 ( '  / , * + 7 6  $ 5 ( 35 2 3 2 6 ( '   $ / /  / , * + 7 6  6 + $ / /  % ( 02 8 1 7 ( '  7 2  % 8 , / ' , 1 *   6 + $ / / %(  ' $ 5 .  6 . <  & 2 0 3 / , $ 1 7  ATTACHMENT 3 ARC2 - 19 3$ 5 . , 1 *  * $ 5 $ * ( A A6 . 0 B A6 . 0 /2 % % < 75 $ 6 +                    35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 (      67 $ , 5           )/ 2 : ( 5 6+ 2 3 (/ ( &          /, 0 , 7  2 ) %8 , / ' , 1 *  $ 5 ( $ %, . (  5 $ & . %, . (  / 2 & . ( 5                                                                       1 A- 6 . 1 35 2 3 ( 5 7 <  / , 1 ( 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ )/ 2 2 5  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  ) , 5 6 7  ) / 2 2 5  3 / $ 1      ATTACHMENT 3 ARC2 - 20 A A6 . 0 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 &2 9 ( 5 ( ' :$ / . : $ < /2 % % < (/ ( 9  '( & . '( & . '( & . '( & . '( & . '( & . B A6 . 0 75 $ 6 + &+ 8 7 ( '( & . '( & . '( & .                                                                              35 2 3 ( 5 7 <  / , 1 ( 67 $ , 5   67 5 * 67 5 * 67 5 * 67 5 * 67 5 * 67 5 * 67 5 * 67 5 * 67 5 *    6  )    6  )    6  )    6  )     6  )    6  )    6  )    6  )    6  )   6  )    6  )    6  )    6  )    6  )   6  )    6  )   6  )    6  )     23 ( 1 , 1 * 6  7 2  % ( 35 2 7 ( & 7 ( ' 1 A- 4 . 2 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ )/ 2 2 5  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  6 ( & 2 1 '  ) / 2 2 5  3 / $ 1      %, . (  5 $ & .  6 7 2 5 $ * ( ATTACHMENT 3 ARC2 - 21 A A6 . 0 7+    7+    7+    7+    7+    7+   7+    7+    7+    B A6 . 0 &2 9 ( 5 ( ' :$ / . : $ < /2 % % < (/ ( 9 '( & . '( & . '( & . '( & . '( & . 75 $ 6 + &+ 8 7 ( '( & . '( & .                                         67 $ , 5      6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '      6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '      6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '      6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '   6  )   6  )    6  )    6  )    6  )   6  )   6  )     23 ( 1 , 1 * 6  7 2  % ( 35 2 7 ( & 7 ( ' 1 A- 4 . 2 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ )/ 2 2 5  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  7 + , 5 '  3 / $ 1      ATTACHMENT 3 ARC2 - 22 A A6 . 0 B A6 . 0 7+    7+    7+    7+    7+    7+    7+    7+    7+    '( & .             5R R I  E H O R Z  5R R I  E H O R Z  2) ) , & ( '( & .   6  )   6  ) 67 $ , 5 6  / ( $ ' , 1 * 72  7 + (  5 2 2 ) 1 A- 4 . 2 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ )/ 2 2 5  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  ) 2 8 5 7 +  ) / 2 2 5  3 / $ 1      ATTACHMENT 3 ARC2 - 23 67 $ , 5 6  / ( $ ' , 1 * 72  7 + (  5 2 2 ) 0( & + $ 1 , & $ / 81 , 7 6 75 $ 6 +  & + 8 7 ( 52 2 ) 67 $ , 5  7 2 : ( 5 52 2 ) 3$ 5 $ 3 ( 7  : $ / / 7 < 3  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 52 2 )  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  5 2 2 )  3 / $ 1      ATTACHMENT 3 ARC2 - 24 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      '$ 6 +  6 7 8 & & 2 ), 1 , 6 + 3( 5 ) 2 5 $ 7 ( ' &2 5 7 ( 1  6 7 ( ( / '$ 6 +  6 7 8 & & 2  ) , 1 , 6 + &0 8  % / 2 & . $/ 8 0 , 1 8 0 :, 1 ' 2 : 6 35 2 3 2 6 ( '   + ( , * + 7     6& 5 ( ( 1 ( ' 0( & + $ 1 , & $ /  8 1 , 7 6 :2 2 '  * 8 5 $ ' 5 $ , / 0( 7 $ /  & $ 1 2 3 < &/ , 0 % , 1 *  9 , 1 ( $' -    % / ' * 6+ 2 : 1  7 5 $ 1 6 3 $ 5 ( 1 7 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ (/ ( 9 $ 7 , 2 1 6 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 )5 2 1 7  3 5 ( 6 ( 1 7 $ 7 , 2 1  ( / ( 9 $ 7 , 2 1      ATTACHMENT 3 ARC2 - 25 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      '$ 6 +  6 7 8 & & 2  ) , 1 , 6 +  7 < 3  3( 5 ) 2 5 $ 7 ( ' & 2 5 7 ( 1  6 7 ( ( / :2 2 '  * 8 5 ' 5 $ , / $/ 8 0 , 1 8 0 :, 1 ' 2 : 6 35 2 3 2 6 ( '   + ( , * + 7     0 ( & + $ 1 , & $ /  8 1 , 7 6                        23 ( 1 , 1 * 6  7 2  % ( 35 2 7 ( & 7 ( ' $' -    % / ' * 6+ 2 : 1  7 5 $ 1 6 3 $ 5 ( 1 7 )2 5  & / $ 5 , 7 < $' -    % / ' * 6+ 2 : 1  7 5 $ 1 6 3 $ 5 ( 1 7 )2 5  & / $ 5 , 7 < 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ (/ ( 9 $ 7 , 2 1 6 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 ($ 6 7  3 5 ( 6 ( 1 7 $ 7 , 2 1  ( / ( 9 $ 7 , 2 1      ATTACHMENT 3 ARC2 - 26 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      35 2 3 2 6 ( '   + ( , * + 7     '$ 6 +  6 7 8 & & 2 ), 1 , 6 + '$ 6 +  6 7 8 & & 2 '$ 6 +  6 7 8 & & 2  ) , 1 , 6 + &0 8  % / 2 & . $/ 8 0 , 1 8 0 :, 1 ' 2 : 6 0( 7 $ /  & $ 1 2 3 < :2 2 '  * 8 5 $ ' 5 $ , /                        6& 5 ( ( 1 ( ' 0( & + $ 1 , & $ /  8 1 , 7 6 &/ , 0 % , 1 *  9 , 1 ( '$ 6 +  6 7 8 & & 2 ), 1 , 6 + 3( 5 ) 2 5 $ 7 ( ' & 2 5 7 ( 1  6 7 ( ( / 3( 5 ) 2 5 $ 7 ( ' & 2 5 7 ( 1  6 7 ( ( / 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ (/ ( 9 $ 7 , 2 1 6 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 12 5 7 +  3 5 ( 6 ( 1 7 $ 7 , 2 1  ( / ( 9 $ 7 , 2 1      ATTACHMENT 3 ARC2 - 27 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      35 2 3 2 6 ( '   + ( , * + 7     '$ 6 +  6 7 8 & & 2  ) , 1 , 6 +  7 < 3  3( 5 ) 2 5 $ 7 ( '  & 2 5 7 ( 1 67 ( ( / :2 2 '  * 8 5 ' 5 $ , / $/ 8 0 , 1 8 0 :, 1 ' 2 : 6 0( 7 $ /  & $ 1 2 3 < &0 8  % / 2 & . &0 8  % / 2 & . &/ , 0 % , 1 *  9 , 1 (                        $' -   % / ' *  6 + 2 : 1 75 $ 1 6 3 $ 5 ( 1 7  ) 2 5 &/ $ 5 , 7 < 3( 5 ) 2 5 $ 7 ( ' & 2 5 7 ( 1  6 7 ( ( / 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ (/ ( 9 $ 7 , 2 1 6 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 :( 6 7  3 5 ( 6 ( 1 7 $ 7 , 2 1  ( / ( 9 $ 7 , 2 1      ATTACHMENT 3 ARC2 - 28  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1 17 6    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3( 5 6 3 ( & 7 , 9 (  9 , ( :   ATTACHMENT 3 ARC2 - 29  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1 17 6    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3( 5 6 3 ( & 7 , 9 (  9 , ( :   ATTACHMENT 3 ARC2 - 30  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1 17 6    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3( 5 6 3 ( & 7 , 9 (  9 , ( : ATTACHMENT 3 ARC2 - 31  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1 17 6    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3( 5 6 3 ( & 7 , 9 (   ATTACHMENT 3 ARC2 - 32  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 ATTACHMENT 3 ARC2 - 33 (; , 6 7 , 1 *  3 $ / 0  7 5 ( ( 72  5 ( 0 $ , 1  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3+ 2 7 2  9 , 6 8 $ / , = $ 7 , 2 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3+ 2 7 2  9 , 6 8 $ / , = $ 7 , 2 1    ) 5 2 0  + , * 8 ( 5 $  6 7 5 ( ( 7 ATTACHMENT 3 ARC2 - 34 /, 1 (  2 ) 35 ( 9 , 2 8 6 / <  $ 3 3 5 2 9 ( '  6 7 2 5 <  ) $ 5 0 ( 5 6  % 8 , / ' , 1 * 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3+ 2 7 2  9 , 6 8 $ / , = $ 7 , 2 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3+ 2 7 2  9 , 6 8 $ / , = $ 7 , 2 1    ) 5 2 0  & 5 ( $ 0 ( 5 < ATTACHMENT 3 ARC2 - 35 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      )/ $ 7   67 8 ' , 2 7+    7+    75 $ 6 + &+ 8 7 ( 3$ 5 . , 1 * *$ 5 $ * ( '( & . 35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 ( 72 3  2 )  % $ 1 . %8 , / ' , 1 *  6 ( 7 % $ & . $' - $ & ( 1 7 &2 0 0 ( 5 & , $ / 35 2 3 2 6 ( '   + ( , * + 7                                       0( & + $ 1 , & $ /  8 1 , 7 6 &5 ( ( . ), 5 6 7  ) / 2 2 5 /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      7+    7+    )/ $ 7   67 8 ' , 2 3$ 5 . , 1 * *$ 5 $ * ( 7+    7+    7+    7+    7+    7+    )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 35 2 3 ( 5 7 <  / , 1 ( 7+ (  & 5 ( $ 0 ( 5 < 75 $ , / ( 5  3 $ 5 . 35 2 3 2 6 ( '   + ( , * + 7                            2) ) , & ( 35 2 3 ( 5 7 <  / , 1 ( 7+    )/ $ 7   67 8 ' , 2 67 5 * 67 5 * 1 A- 4 . 2 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 6( & 7 , 2 1 6 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6      &2 1 & ( 3 7 8 $ /  % 8 , / ' , 1 *  6 ( & 7 , 2 1  $ &2 1 & ( 3 7 8 $ /  % 8 , / ' , 1 *  6 ( & 7 , 2 1  %      ATTACHMENT 3 ARC2 - 36 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      35 2 3 2 6 ( '   + ( , * + 7         ' $ 1 $  6 7       (6 7 , 0 $ 7 ( '  & 5 ( ( .  ' ( 3 7 +     5   0 $ ;   % 8 , / ' , 1 *  + ( , * + 7 %8 , / ' , 1 *   / , 0 , 7  / , 1 ( 72 3  2 )  % $ 1 . 72  + , * 8 ( 5 $  6 7   & 8 5 %          $3 3 5 2 ; , 0 $ 7 ( '            &  '  0 $ ;  % 8 , / ' , 1 *  + ( , * + 7 35 2 3 ( 5 7 <  / , 1 (     (6 7 , 0 $ 7 ( '  7 5 ( (  + ( , * + 7 35 2 3 ( 5 7 <  / , 1 ( + , * 8 ( 5 $  6 7  (6 7 , 0 $ 7 ( '  + ( , * + 7 3( 5  & , 7 <  6 7 $ 1 ' $ 5 '       'D W H 6F D O H 6K H H W $6 $ 5  &  +  ,  7  (  &  7  6     - 2 + 1 6 2 1  $ 9 ( 1 8 ( 6$ 1  / 8 , 6  2 % , 6 3 2   & $                                  3 ) 7+ 2 0 $ 6  (   - ( 6 6  $ 5 & + , 7 ( & 7     &       [     [    5 5 , 6 7 8 ' , 2 $           62 8 7 +  7 2 : 1 (, * + 7 ( ( 1        + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2  &$ 6, 7 (  6 ( & 7 , 2 1  $ ATTACHMENT 3 ARC2 - 37 ATTACHMENT 3 ARC2 - 38 ATTACHMENT 3 ARC2 - 39 ATTACHMENT 3 ARC2 - 40 ATTACHMENT 3 ARC2 - 41 ATTACHMENT 3 ARC2 - 42 ATTACHMENT 3 ARC2 - 43 ATTACHMENT 3 ARC2 - 44 Da t e Sc a l e Sh e e t 07 / 2 8 / 2 0 1 6 SO U T H T O W N E I G H T E E N 56 0 H I G U E R A , S A N L U I S O B I S P O , C A (F O R M A L L Y H O M E T O W N L O F T S ) L- 1 LA N D S C A P E P L A N WA T E R C O N S E R V A T I O N N O T E S LA R G E C A N O P Y S H A D E T R E E S ar b u t u s ' m a r i n a ' / ' M A R I N A ' A R B U T U S L ca s s i a l e p t o p h y l l a / G O L D E N M E D A L L I O N T R E E L la g e r s t r o e m i a i n d i c a ' n a c h e z / C R A P E M Y R T L E ( W H I T E ) L ma g n o l i a g r a n d i f l o r a ' m a j e s t i c b e a u t y ' / S O U T H E R N M A G N O L I A M ma y t e n u s b o a r l a / M A Y T E N T R E E M me l a l e u c a q u i n q u i n e r v i a / C A J E P U T T R E E L SM A L L A C C E N T T R E E S ac e r p a l m a t u m ' b l o o d g o o d ' / ' B L O O D G O O D ' J A P A N E S E M A P L E M er i o b o t r y a d e f l e x a / B R O N Z E L O Q U A T L ma g n o l i a s o u l a n g e a n a / S A U C E R M A G N O L I A ( M U L T I ) M SH R U B S & P E R E N N I A L S ca l l i s t e m o n ' l i t t l e j o h n ' / D W A R F B O T T L E B R U S H L ch o n d r o p e t a l u m t e c t o r u m / C A P E R U S H L co r d y l i n e a u s t r a l i s ' r e d s e n s a t i o n ' / N E W Z E A L A N D C A B B A G E T R E E L cu p h e a h y s s o p i f o l i a / F A L S E H E A T H E R M es c a l l o n i a ' n e w p o r t d w a r f ' / N E W P O R T D W A R F E S C A L L O N I A M li r i o p e m u s c a r i / B I G B L U E L I L Y T U R F M li r i o p e m u s c a r i ' e v e r g r e e n g i a n t ' / ' E V E R G R E E N G I A N T ' L I L Y T U R F M li r i o p e ' s i l v e r y s u n p r o o f ' / V A R I E G A T E D L I L Y T U R F M na n d i n a d o m e s t i c a ' f i r e p o w e r ' / H E A V E N L Y B A M B O O M ru m o h r a a d i a n t i f o r m i s / L E A T H E R L E A F F E R N M st r e l i t z i a r e g i n a e / B I R D O F P A R A D I S E M GR O U N D C O V E R co p r o s m a ' t e q u i l a s u n r i s e ' / M I R R O R P L A N T L di a n e l l a r e v o l u t a ' l i t t l e r e v / B L U E F L A X L I L Y L er i g e r o n k a r v i n s k i a n u s / F L E A B A N E L fe s t u c a m a l r e i / A T L A S F E S C U E L he u c h e r a ' e l e c t r i c l i m e ' / F A N C Y - L E A F C O R A L B E L L S M he u c h e r a ' s o u t h e r n c o m f o r t ' / S O U T H E R N C O M F O R T C O R A L B E L L S M ho s t a s p . / V A R I E G A T E D P L A I N T A I N L I L Y M ly s i m a c h i a n u m m u l a r i a ' a u r e a ' / C R E E P I N G J E N N Y S H A D E -- th y m u s s e r p y l l u m / M O T H E R - O F - T H Y M E M ve r b e n a t a p i e n ' b l u e v i o l e t ' / ( N O C O M M O N N A M E ) -- MU L C H MU L C H A L L G R O U N D C O V E R A N D P L A N T E R A R E A S W I T H 3 " M I N I M U M L A Y E R 'W A L K - O N ' B A R K O R D E C O R A T I V E B E A C H P E B B L E . WA T E R - U S E E V A L U A T I O N O F P L A N T M A T E R I A L S WA T E R U S E O F P R O P O S E D P L A N T S H A V E B E E N E V A L U A T E D U S I N G T H E " W A T E R U S E CL A S S I F I C A T I O N O F L A N D S C A P E TH E F O L L O W I N G W A T E R C O N S E R V A T I O N T E C H N I Q U E S S H A L L B E E M P L O Y E D I N T H I S P R O J E C T : x WA T E R C O N S E R V I N G P L A N T S , D E F I N E D A S " L O W " I N T H E " W A T E R U S E C L A S S I F I C A T I O N O F LA N D S C A P E S P E C I E S " ( W U C O L S I I I , U N I V E R S I T Y O F C A L I F O R N I A C O O P E R A T I V E E X T E N S I O N ) , SH A L L B E U T I L I Z E D I N 7 5 % O F T H E T O T A L P L A N T A R E A . x IR R I G A T I O N S Y S T E M S H A L L B E S E P A R A T E D I N T O D I S T I N C T H Y D R O Z O N E S B A S E D O N P L A N T MA T E R I A L T Y P E S , E X P O S U R E A N D O R I E N T A T I O N . x SO I L A M E N D M E N T S A N D M U L C H S H A L L B E U T I L I Z E D T O I M P R O V E W A T E R H O L D I N G CA P A C I T Y O F S O I L . x AU T O M A T I C I R R I G A T I O N S Y S T E M S H A L L U T I L I Z E " S M A R T C O N T R O L L E R " T E C H N O L O G Y W I T H WA T E R B U D G E T I N G F E A T U R E T O A D J U S T W A T E R A P P L I C A T I O N B A S E D O N S O I L M O I S T U R E AN D / O R L O C A L W E A T H E R D A T A . x LA W N I S L I M I T E D T O A C T I V E - U S E A R E A S . ST A T E M E N T O F W A T E R C O N S E R V I N G I R R I G A T I O N D E S I G N TH E F O L L O W I N G P R I N C I P L E S O F I R R I G A T I O N D E S I G N U T I L I Z E D O N T H I S P R O J E C T A R E D I R E C T E D SP E C I F I C A L L Y A S C O N S E R V I N G W A T E R A N D I M P R O V I N G T H E EF F I C I E N C Y O F T H E I R R I G A T I O N S Y S T E M : x AL L I R R I G A T I O N S H A L L B E D R I P O R D R I P L I N E E M I T T E R S . N O O V E R H E A D S P R A Y H E A D S W I L L BE U S E D . x IR R I G A T I O N H Y D R O Z O N E S S H A L L B E A D J U S T E D A C C O R D I N G T O W A T E R N E E D S A N D WE A T H E R . x UT I L I Z A T I O N O F I R R I G A T I O N S Y S T E M M A S T E R V A L V E . x UT I L I Z A T I O N O F I R R I G A T I O N S Y S T E M " S M A R T " C O N T R O L L E R W I T H W A T E R B U D G E T I N G FE A T U R E . x UT I L I Z A T I O N O F I R R I G A T I O N S Y S T E M F L O W S E N S O R . x UT I L I Z A T I O N O F R A I N S H U T - O F F D E V I C E C O N N E C T E D T O I R R I G A T I O N C O N T R O L L E R . TO H E L P M A I N T A I N T H E I R R I G A T I O N E F F I C I E N C Y A S I N T E N D E D I N T H E D E S I G N , I R R I G A T I O N SY S T E M S H A L L B E T E S T E D A N D M A I N T A I N E D O N A R E G U L A R BA S I S B Y T H E M A I N T E N A N C E S T A F F . PL A N T L I S T LA N D S C A P E W A T E R U S E S U M M A R Y GR O U N D C O V E R DG P A T H W A Y SH R U B S SM A L L A C C E N T T R E E S LA R G E C A N O P Y T R E E OU T D O O R S E A T I N G A R E A DG P A T H W A Y 57 0 H I G U E R A ST A I R S TR A S H LO B B Y PA R K I N G A R E A RE F E R T O C I V I L P L A N S FO R D R A I N A G E I N F O . 2 0 20 0 10 0 1 0 0 6 11 x 1 7 S H E E T S C A L E : 1 " = 2 0 ' - 0 " TR U E NO R T H SA N L U I S C R E E K TH E C R E A M E R Y FA R M E R S B L D ' G TH E CR E A M E R Y ATTACHMENT 3 ARC2 - 45 ATTACHMENT 3 ARC2 - 46 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of a new three story mixed-use project including ground floor commercial/retail space, 18 residential units and a 30% shared/mixed-use parking reduction, with a categorical exemption from environmental review. PROJECT ADDRESS: 1259 Laurel Lane BY: Januar Saptono, Planning Technician Phone Number: (805) 781-7573 E-mail: jsaptono@slocity.org VIA: Tyler Corey, Principal Planner FILE NUMBER: ARCH-2862-2016 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) that approves the project, based on findings and subject to conditions. SITE DATA Applicant Laurel Lane Investments LLC Complete Date June 24, 2016 Zoning C-N General Plan Neighborhood Commercial Site Area 2.2 acres (95,832 s.f.) Environmental Status Categorically Exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. SUMMARY: The applicant, Laurel Lane Investment, is proposing to construct a new three-story mixed-use building with 860 square feet of commercial/retail space, 18 residential units, 2,855 square feet of amenity and leasing office space and the addition of 24 surface parking spaces. The applicant is also requesting a shared/mixed-use parking reduction of 30%, which would reduce required parking from 117 spaces to 82 spaces. 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the General Plan, Zoning Regulations, Community Design Guidelines and applicable policies and standards. Meeting Date: August 15, 2016 Item Number: 3 ARC 3-1 2.0 PROJECT INFORMATION 2.1 Site Information/Setting: Site Size 2.2 acres (95,832 s.f.) Present Use & Development Single family residences and commercial structures Zoning Designation Neighborhood Commercial (C-N) zone Land Use Designation Neighborhood Commercial Topography Average Slope: 9% slope Access From Laurel Lane Surrounding Use/Zoning North: R-1 & R-3 (Low and Medium-High Residential) East: R-1 & R-2 (Low and Medium Residential) South: R-4 & R-2 (High and Medium Residential) West: PF, C-N & R-4-S (Public safety facility, residential care facility and offices) 2.3 Project Description: The applicant is proposing to redevelop the site located at 1259 Laurel Lane that currently has 13,960 square feet of commercial space. The existing commercial structures will remain and the new mixed-use project will be developed adjacent to the commercial structures to the southwest. The new mixed use includes commercial space, a leasing office, amenity space and 18 residential units. Provided below is a detail description of the project (Attachment 3, Project Description): 1. An existing single family residence will be remove from the site in order to accommodate the proposed development. 2. Construction of a new three-story mixed-use building (33,322 s.f.)  2,460 s.f. of commonly shared roof deck area  Redevelopment of an existing surface parking lot (for a total of 93 parking spaces).  18 residential units (1 one-bedroom, and 17 three-bedrooms)  860 s.f. new commercial/retail spaces  1,409 s.f. leasing office  1,446 s.f. exercise room for tenant use 3. 30% shared/mixed-use parking reduction 4. Design: Contemporary style that includes the following materials;  Fiber cement board and batten  Metal canopy  Aluminum storefront system  Horizontal hardi-board siding 2.4 Project Statistics Item Proposed 1 Standard 2 Setback Street yard 10’-11” feet 10 feet Other yard Varies Varies (8-10 feet) ARC 3-2 (approximately 8’-6” to 13’-4”) Max. Height of Structure(s) 35 feet 35 feet Max. Building Coverage (footprint) 30% 75% (C-N) Parking Spaces 93 117 Notes: 1. Applicant’s project plans submitted 6/24/2016 3.0 PROJECT ANALYSIS Staff has evaluated the project’s consistency with the City’s General Plan, Zoning Regulations, and Community Design Guidelines (CDG) and has found it to be in substantial compliance, as discussed in the analysis below. 3.1 Site Plan: The CDG’s state that site planning should create a pleasant, comfortable, safe, and distinct place for residents. New development should respect the privacy of adjacent residential uses through appropriate building orientation and structure height (CDG, Chapter 5.4A). In addition, new commercial projects should consider the existing conditions of neighboring development on and off the site (CDG, Chapter 3.1.C). Staff Analysis: New Mixed-Use Structure The proposed layout of the structures makes efficient use of the available site area by providing convenient commercial space, maximizing the number of residential units for the site, utilizing an existing parking area, providing outdoor courtyard/open space, enclosing bicycle parking, new landscaping, and has accessible trash locations at each level. The project has been designed with the commercial portion of the project oriented toward the street that is directly accessible from the sidewalk. The residential units are clustered and separated into three structures1 located above and behind the commercial space with courtyard and corridors accessing three or less units 2. The roof-top common area and all balconies face either Laurel Street or private open space at the rear of the site. Parking Lot Redevelopment The applicant has proposed to provide all of the parking within the existing parking area located at the upper portion of the site. Staff is recommending Condition No. 4 which states that the applicant shall provide a clear and safe pedestrian access such as sidewalks on the southern portion of the parking lot that provides access to the new mixed-use project, subject to the approval of the Community Development Director. (see attachment 3, project plans, page 3). The trash enclosures are conveniently located and do not interfere with proposed circulation 1 Community Design Guidelines Chapter 5, Section 5.4 A. 2: Site Planning. Multi-family units should be clustered. A project of more than 10 units outside the Downtown should separate the units into structures of six or fewer units. 2 Community Design Guidelines Chapter 5, Section 5.4 C. 4: Dwelling unit access. The use of balconies and corridors to provide access to five or more units should be avoided. Access points to units should instead be clustered in groups of four or less. To the extent possible, main entrances to individual units should be from adjoining streets. Distinctive architectural elements and materials should be used to highlight primary entrances. ARC 3-3 or parking and the plans show that the enclosures are screened by fencing. The applicant has not provided design details of the proposed trash enclosure. Staff is recommending Condition No. 3 which states that trash enclosures shall be finished with high quality materials to match the architecture and colors of the project buildings to the satisfaction of the Community Development Director (see attachment 3, project plans, page 3). 3.2 Building Design: The CDG does not give specific guidelines for mixed-use residential and commercial projects, but it does provide parameters for each separately. CDG Chapter 3.1.B.2 states that new buildings should be unique and interesting, but still show respect for and compatibility with the architectural style and scale of other buildings in its vicinity. In addition, the CDG’s state that multi-family housing should be derived from architectural styles in the surrounding neighborhood, and should be designed to ensure that the height and bulk of higher density projects do not impact adjacent lower density residential areas (CDG, Chapter 5.4C). Staff Analysis: The proposed mixed-use project is consistent with the architecture and scale and massing of the surrounding neighborhood and provides a consistent use of colors, materials, and detailing throughout all elevations of the building. The proposed 35-foot height of the project (the maximum height allowed for the C-N zone) is similar to adjacent residential structures. Additionally, the project includes contemporary characteristics and includes architectural features found in the surrounding neighborhood such as aluminum storefronts, use of warm colors, horizontal and vertical siding, and wood fascia. The proposed design provides architectural features that provide a sense of human scale by relieving the form and mass of the building with the use of wall plane offsets, awnings, balconies, and variation in color and materials. 3.3 Roof Deck: The Community Design Guideline’s (CDG) do not specifically address roof decks, it is understood that outdoor living areas are strongly encouraged to be incorporated into the building form. The CDG’s state new development should respect the privacy of adjacent residential uses through appropriate building orientation and structure height (CDG, Chapter 5.4A). Staff Analysis: When applied to roof decks, it is understood that the design of the roof deck should take into consideration the privacy of adjacent properties to the greatest extent feasible. The project proposes a 2,460 s.f. roof deck located on the roof of the structure along Laurel Lane. The proposed roof deck is designed to reduce privacy and noise impacts to adjacent neighbors due to its location at the center of the structure approximately 55 feet away from the nearest residence. Figure 2: Street view from Laurel Lane. Figure 2: View from sidewalk looking north ARC 3-4 3.3 Parking: For calculation purposes, the project would require 117 of off-street parking spaces based on 1 space per 300 square feet of commercial space, 1 space per 200 square feet for the existing liquor store use, off-site parking agreement for four parking spaces with neighboring property and 1-1/2 for first bedroom plus 1/2 for each additional bedroom in a unit, plus 1 for each five units in residential developments of more than five units3. Staff Analysis: The Zoning Regulations §17.16.060 allow a mixed use parking reduction of 20% in addition to the 10% shared parking reduction for a total maximum parking reduction of 30% where times of maximum parking demand from various uses will not coincide 4. A 30% mixed use parking reduction would reduce the anticipated required number of vehicle parking spaces from 117 spaces to 82 spaces; the project provides a total of 93 parking spaces, including 5 motorcycle spaces and 50 bicycle parking spaces (40 long term and 10 short term). As proposed, the project qualifies for the mixed-use parking reduction of 30% because two or more uses share common parking areas and the times of maximum parking demand from the proposed uses will not coincide due to the mix of residential and commercial uses . Staff has added Condition No. 5 to address ongoing parking requirements associated with the tenant changes in the development. 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. 5.0 OTHER DEPARTMENT COMMENTS The requirements of the other departments are reflected in the attached Draft Resolution as conditions of approval and code requirements, where appropriate. 6.0 ALTERNATIVES & RECOMMENDATION 6.1. Continue the project with direction to the applicant and staff on pertinent issues. 6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations, Community Design Guidelines or other policy document. 7.0 ATTACHMENTS 3 Zoning Regulations, Table 6: Parking requirements by use. 4 Zoning Regulations, Section 17.16.060C: 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. ARC 3-5 1. Draft Resolution 2. Vicinity Map 3. Reduced Project Plans Included in Commission member portfolio: Project plans Available at ARC hearing: Color/materials board ARC 3-6 RESOLUTION NO. ARC-XXXX-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A NEW THREE STORY MIXED-USE PROJECT INCLUDING GROUND FLOOR COMMERCIAL/RETAIL SPACE,18 RESIDENTIAL UNITS AND A 30% SHARED/MIXED-USE PARKING REDUCTION, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED AUGUST 15, 2016 1259 LAUREL LANE (ARCH-2862-2016) 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 15, 2016, pursuant to a proceeding instituted under ARCH-2862- 2016, Laurel Lane Investment, LLC, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-2862-2016), based on the following findings: Mixed Use Development 1. The project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the neighborhood. 2. The proposed project is consistent with the General Plan for this location since the project proposes to construct a mixed use building that includes commercial and residential uses that can be utilized for such uses envisioned by the Neighborhood Commercial zone. 3. The proposed project is consistent with Land Use Element policies 2.3.6 (Housing & Businesses) and 3.8.5 (Mixed Uses), because the project provides a mix of uses within a commercial district that is appropriate and compatible with the existing neighborhood in close proximity to major transportation corridors and transit opportunities. 4. The project is consistent with the Housing Element because the project encourages development of housing above ground-level retail stores to provide housing opportunities ARC 3-7 ATTACHMENT 1 close to activity centers (HE 5.3). 5. The project design maintains consistency with the City’s Community Design Guidelines by providing architectural interest and an attractive style which complements the character and scale of the existing neighborhood. 6. The proposed roof deck is consistent with Community Design Guidelines Chapter 5.4A (site planning) since the proposed roof deck is designed to reduce privacy and noise impacts to adjacent neighbors due to its location at the center of the structure and distance (approximately 55 feet away) from the nearest residence. Shared/Mixed Use Parking Reduction 7. There is no evidence to indicate that a 30% shared/mixed-use parking reduction will result in poor on-site circulation or adversely affect the surrounding neighborhood. 8. The project is in accordance with the provisions for a mixed-use parking reduction because the times of maximum parking demand from the proposed uses will not coincide due to the mix of residential and commercial uses. SECTION 2. Environmental Review. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with the Architectural Review application. ARC 3-8 ATTACHMENT 1 3. The applicant shall submit building plans that include a trash enclosure design that is finished with high quality materials to match the architecture and colors of the project buildings; design of the enclosure is subject to the Community Design Guidelines and to the satisfaction of the Community Development Director. 4. The applicant shall provide a clear and safe pedestrian access such as sidewalks on the southern portion of the parking lot that provides access to the new mixed-use project, subject to the approval of the Community Development Director. 5. The property owner shall be responsible for maintaining and updating the current parking calculations for the property. Parking calculations shall be provided upon the submittal of business license applications and Planning and Building permits for tenant changes or improvements. Parking calculations for the subject location shall be updated to include the minimum required parking spaces per tenant space with application of the 30% parking reduction. If parking availability becomes impacted the property owner may seek additional parking reduction strategies, including tenant mix, trip reduction plan or off-site parking agreements with adjacent property owners, which may require City review and approval. 6. A parking lot on a non-residential site adjacent to a residential use shall be screened by a solid six-foot high wall, fence or an existing mature hedge. 7. Plans submitted for a building permit application shall indicated on plans landscape planters provided in after each six parking spaces in any row, and at the ends of each row of parking spaces, in compliance with Parking and Driveway Standards Section I.1. 8. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall- mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 9. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will provide adequate screening. A line-of-sight diagram shall be included to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 10. A final landscaping plan, including irrigation details and plans, shall be included in plans submitted for a building permit. The legend for the landscaping plan shall include the sizes ARC 3-9 ATTACHMENT 1 and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. 11. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 12. Any proposed signs are subject to review and approval of the Community Development Department and subject to a sign permit. The Community Development Director shall refer signage to the ARC if signs need an exception or appear to be excessive in size or out of character with the project. 13. To satisfy the City’s Inclusionary Housing Requirements, applicant shall either pay Affordable Housing In-Lieu Fees equal to 5% of building valuation or dedicate affordable housing unit(s) consistent Table 2 and 2A of the General Plan Housing Element. Inclusionary Housing Requirements shall be satisfied prior to occupancy of the first dwelling within the project, or prior to occupancy of commercial space; whichever occurs first. 14. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Engineering Division – Public Works 15. 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 16. The building plan submittal shall include the dimensions and bearings for all property lines for reference. The building plan submittal shall show all existing and proposed easements. 17. The building plan submittal shall show any section of damaged or displaced sidewalk to be repaired or replaced per City Engineering Standards. ARC 3-10 ATTACHMENT 1 18. The building plan submittal shall show the new driveway approach and the existing driveway approach to comply with current ADA and city standards for accessibility and compliance with current City Engineering Standards. The current city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp. 19. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 20. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. The building plan submittal shall show the trash enclosure drainage to be in compliance with Engineering standard Section 1010.B. 21. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. All work in the public right-of-way shall be shown or noted. 22. Wire services to the new units shall be underground. The required undergrounding shall be achieved without a net increase of utility poles within the public right-of-way. 23. The building plan submittal shall show that the new or existing water meters located within parkways will be protected with a concrete collar per City Engineering Standards. 24. The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the high point elevation or grade break at the yard areas and drainage arrows to show historic drainage. Include the finished floor elevation of the residence, existing finish grade elevations, and existing yard drainage. Show all existing and proposed drainage courses, pipes and structures; indicate the size, type and material. 25. The building plans, roof plans, grading plans, and drainage system plans shall exhaust all reasonable efforts to direct all new roof and site drainage to an appropriate water quality treatment and retention system in accordance with the Post Construction Stormwater Regulations to the satisfaction of the City. The final design shall be included in the review of the project by the soils engineer. 26. The building plan submittal shall include a complete drainage report in compliance with the ARC 3-11 ATTACHMENT 1 Waterway Management Plan and the Post Construction Stormwater Requirements of the Regional Water Quality Control Board. The report shall consider historic offsite drainage tributary to this property that may need to be accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 27. EPA Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of one or more acres. Storm water discharges of less than one acre, but which is part of a larger common plan of development or sale, also requires a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Regional Water Quality Control Board. An application is required to the State Board under their recently adopted Stormwater Multi-Application, Reporting, and Tracking System (SMARTS). 28. The building plan submittal shall include a copy of the Storm Water Pollution Prevention Plan (SWPPP) for reference. Incorporate any erosion control measures into the building plans as required by the Board, identified in the SWPPP, and in accordance with Section 10 of the city’s Waterways Management Plan. The building plan submittal shall include reference to the WDID number on the grading and erosion control plans for reference. 29. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated 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. 30. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. 31. 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 Arborists supports the proposed removal of several trees include pepper, sycamore, and eucalyptus trees as shown on the plans with the compensatory tree plantings shown on the landscape plan. 32. The building plan submittal shall show one 15-gallon street tree for each 35 lineal feet of ARC 3-12 ATTACHMENT 1 frontage. Tree species and planting requirements shall be in accordance with City Engineering Standards. Street trees shall be planted in parkways or tree wells per City Engineering Standards. 33. The building plan submittal shall show the first four existing street trees starting from the northeasterly frontage to remain. 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. Building Division 34. The project construction type shall be changed from Type V-B to a minimum of III-A or I-B in accordance with CBC Table 503. Transportation Division – Public Works 35. Eastern driveway must be reconstructed to meet City Engineering Standard 2110. Utilities Department 36. All existing sewer laterals serving the property (APN 004-961-087) must pass a pipeline video inspection (visual inspection of the interior of the pipeline), including repair or replacement, as part of the project. The pipeline video inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Additional information is provided below related to this requirement:  The pipeline video inspection shall be submitted on USB drive and shall be in color.  The inspection shall be of adequate resolution in order to display pipe.  Material submitted shall include the project address and a scaled plan of the building and the lateral location to the connection at the City sewer main.  The inspection shall include tracking of the pipeline length (in feet) from the start of the inspection to the connection at the City sewer main.  It is optional to provide audio on the report to explain the location, date of inspection, and pipeline condition observations. 37. Commercial and residential uses shall be metered separately. All residential units are to be individually metered. Privately owned sub-meters may be provided for residential condominiums upon approval of the Utilities Director or her/his designee. The CCR’s for the property/homeowner association shall require that the sub-meters be read by the association (or P/HOA contracted service) and each condominium billed according to water use. ARC 3-13 ATTACHMENT 1 38. New multi-family or mixed use development with a landscape area of 1,000 square feet or greater must install an irrigation meter (Green Building Code 5.304.2). Code Requirements 39. The project’s Landscape Plan shall be consistent with provisions of the City’s declared drought emergency estimated total water use (ETWU) cannot exceed 50 percent of maximum applied water allowance (or MAWA) (Resolution 10628 (2015)). 40. Potable city water shall not be used for major construction activities, such as grading and dust control, as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. Information on the program is available at: http://www.slocity.org/home/showdocument?id=5909 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 15th day of August, 2016. _____________________________ Doug Davidson, Secretary Architectural Review Commission ARC 3-14 ATTACHMENT 1 R-2 C-N R-1 R-4 R-1 R-4-S R-3 R-3 C-N PF R-4 R-4 O R-3-PD LAU R E L AUGUS T A RIC H A R D WO O D S I D E VICINITY MAP File No. 2862-20161259 LAUREL LN ¯ ATTACHMENT 2 ARC 3-15 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION CLIENT PATRICK AURIGNAC 1259 LAUREL LANE SAN LUIS OBISPO, CA 93401 ARCHITECT TEN OVER STUDIO 539 MARSH STREET, SAN LUIS OBISPO, CA 93401 805.541.1010 CONTACT: JOEL SNYDER joels@tenoverstudio.com CIVIL ENGINEER ABOVE GRADE ENGINEERING 1304 BROAD STREET, SAN LUIS OBISPO, CA 93401 805.540.5115 CONTACT: SCOTT STOKES, scott@abovegradeengineering.com LAUREL LANE MIXED-USE AR C 3 - 1 6 AT T A C H M E N T 3 AR C 3 - 1 7 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION ENERGY CONSERVATION Laurel Lane Mixed-Use are situated into smaller buildings tied together with exterior egress balconies to capitalize on passive energy. This arrangement reduces the demand of heating and cooling loads by eliminating interior egress hallways, and maximizes the light and air quality to the units. The units have more windows to the exterior for passive heating, and the ability to have cross-breeze for cooling. This arrangement is consistent at the commercial level, as well as the tenants have both street frontage and courtyard frontage at the rear. Google Maps Map data ©2016 Google 200 ft 1240 Laurel Ln San Luis Obispo, CA 93401 1240 Laurel Ln Page 1 of 11240 Laurel Ln - Google Maps 2/25/2016https://www.google.com/maps/place/1240+Laurel+Ln,+San+Luis+Obispo,+CA+93401/@... PAGE 1 BUILDING INFO (E) RETAIL BUILDING (SITE EAST): 13,960 SF (E) RETAIL BUILDING (SITE NORTH): 2,469 SF (N) BUILDING LOWER LEVEL COMMERCIAL 5,319 SF LOWER LEVEL RESIDENTIAL 6,513 SF* SECOND LEVEL RESIDENTIAL 10,745 SF* THIRD LEVEL RESIDENTIAL 10,745 SF* TOTAL NEW COMMERCIAL: 5,319 SF TOTAL NEW RESIDENTIAL: 28,003 SF* ROOF TOP DECK: 2,460 SF *INCLUDES ALL COVERED PATIOS AND DECKS, AND ENCLOSED CIRCULATION BUILDING CONSTRUCTION: TYPE VB, SPRINKLERED. 1 HR FIRE SEPERATION REQUIRED BTW. COMMERCIAL AND RESIDENTIAL USES. 1/2 HR FIRE SEPERRATION REQUIRED BTW. RESIDENTIAL UNITS. PARKING INFO (N) SUITE 01: (GYM FOR RESIDENTS) 1,446 SF/0 (ACCESSORY) (N) SUITE 02: (BARBER SHOP) 860 SF / 200 = 4 SPACES (N) SUITE 03: (LEASING OFFICE) 1 ,409 SF/ 300 = 5 SPACES (E) SHARED PARKING AGREEMENT WITH NEIGHBOR 4 SPACES (E) RETAIL BLDG.: SEE PARKING EXHIBIT PAGE 5 52 SPACES (E) RETAIL BLDG. (LIQUOR): SEE PARKING EXHIBIT PAGE 5 10 SPACES (17) 3BD APARTMENTS = 17 X 2.5 42.5 SPACES (1) 1BD (MANAGER’S UNIT) = 1 X 1.5 1.5 SPACES + GUEST PARKING (1 per 5) 8 SPACES TOTAL PARKING REQUIRED: 127 SPACES PARKING W/ 30% MIXED USE REDUCTION: 89 SPACES PARKING PROVIDED: 93 SPACES COMMERCIAL BIKE PARKING: 15% OF REQ’D AUTO SPACES 11 SPACES PROVIDED, SHORT TERM: 10 SPACES PROVIDED, LONG TERM: 4 SPACES RESIDENTIAL BIKE PARKING: 2 PER UNIT 36 SPACES PROVIDED LONG TERM: 36 SPACES MOTORCYCLE PARKING: 1 PER 20 REQ’D AUTO SPACES 4 SPACES PROVIDED: 5 SPACES DENSITY DENSITY ALLOWED: 12/ ACRE 26.4 DU DENSITY PROVIDED: (17) 3-BD APARTMENTS 25.5 DU (1) 1-BD APARTMENT (MANAGER’S) .66 DU TOTAL DENSITY PROVIDED: 26.16 DU INDEX PROJECT INFO 1 CONTEXTUAL SITE PLAN 2 OVERALL SITE PLAN 3 SITE SECTIONS 4 PARKING CALCULATION EXHIBIT 5 EXITING PLANS 6-7 SURVEY 8 PRELIMINARY GRADING, DRAINAGE, AND UTILITY 9 PREDEVELOPMENT CONDITIONS 10 LANDSCAPE SITE PLAN- NORTH 11 PLANTING SCHEDULE AND IMAGES 12 LANDSCAPE SITE PLAN - NORTH, CALCULATIONS 13 LANDSCAPE SITE PLAN- SOUTH 14 PLANTING SCHEDULE AND IMAGES 15 LANDSCAPE SITE PLAN - SOUTH, CALCULATIONS 16 FLOOR PLANS 17-20 ELEVATIONS & MATERIALS 21-24 UNIT TYPES 25-26 MODEL IMAGES 27-33 VICINITY MAPSITE ADDRESS: 1259 LAUREL LANE APN: 004-961-087 LOT SIZE: 2.2 ACRES CURRENT TOTAL LOT COVERAGE: 16,429 SF (17%) PROPOSED TOTAL LOT COVERAGE: 28,891 SF (30%) ALLOWED COVERAGE: 75% ALLOWED F.A.R. 2.0 ZONING: C-N AVERAGE SLOPE: 9.4% DENSITY: 12/ACRE HEIGHT LIMIT: 35’ MAXIMUM OCCUPANCY USE: M, (RETAIL) & R-2 (RESIDENTIAL APTS.) PROJECT DESCRIPTION Laurel Lane Mixed-Use proposes a new 3-story mixed-use building with 18 new residential apartments and 5,319 SF of amenity uses and storefront opportunities at Laurel Lane’s street front. The new building is situated at the lower elevation of a two-tiered property. The upper site has 16,429 SF of commercial space in two buildings currently under extensive renovation. The parking, located in the upper tier as well, is shared between the whole property and will be repaved, restripped, and landscaped as part of this project. The new commercial space, and first floor of apartments has an at-grade entry from Laurel Lane, and an additional entry off the parking that is level with the second floor, creating an on-site, accessible connection between the two levels. The design proposes a contemporary approach to tie in well with the primarily commercial neighbors, and contemporary multi- family immediately adjacent to the south. The existing monument sign is to be replaced and relocated. See separate signage package as part of this submittal. PROJECT LOCATION CALIFORNIA CODE REFERENCE AR C 3 - 1 8 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION 4. MULTI-FAMILY 5. COMMUNAL GARDEN 7. FIRE STATION 8. OFFICE BUILDING CONTEXTUAL SITE PLAN SCALE: 1” = 150’PAGE 2 1. EXISTING COMMERCIAL CENTER ON SITE 3. EXISTING HOUSE TO BE REMOVED 6. MULTI-FAMILY 2. RETAIL R-2 R-3 R-3-PD R-3-PD O C-N R-4-S R-4-S R-4 C-N PF R-1 R-3 R-1 1 2 3 4 5 6 7 8 AR C 3 - 1 9 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION OVERALL SITE PLAN SCALE: 1” = 40’ LAUREL LANE R I C H A R D S T R E E T PAGE 3 AR C 3 - 2 0 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION SITE SECTION A SCALE: 1” = 20 SITE SECTION B - SOUTH SITE SCALE: 1” = 20 SITE SECTION B - NORTH SITE SCALE: 1” = 20’ PAGE 4 AR C 3 - 2 1 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION PARKING CALCULATION EXHIBIT FOR EXISTING COMMERCIAL BUILDINGS SCALE: 1” = 20’PAGE 5 TOTAL PARKING REQUIRED: 62 PARKING SPACES AR C 3 - 2 2 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION FIRST FLOOR- EXITING DIAGRAM SCALE: 1” = 30’ SECOND FLOOR- EXITING DIAGRAM SCALE: 1” = 30’PAGE 6 AR C 3 - 2 3 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION THIRD FLOOR- EXITING DIAGRAM SCALE: 1” = 30’ ROOF DECK- EXITING DIAGRAM SCALE: 1” = 30’PAGE 7 AR C 3 - 2 4 AT T A C H M E N T 3 SURVEY SCALE: NTS AR C 3 - 2 5 AT T A C H M E N T 3 PAGE 9 AR C 3 - 2 6 AT T A C H M E N T 3 PAGE 10 AR C 3 - 2 7 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION LANDSCAPE SITE PLAN - NORTH SCALE: 1” = 40’PAGE 11 AR C 3 - 2 8 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION PLANT SCHEDULE AND IMAGES ARISTOCRAT FLOWERING PEAR SWEETSHADE EVERGREEN CHINESE ELM HOWARD MCMINN MANZANITA KINNIKINNICK MANZANITA AFRICAN IRIS NEW ZEALAND FLAX DEER GRASS PAGE 12 AR C 3 - 2 9 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION LANDSCAPE SITE PLAN - NORTH : MAWA & ETWU WATER CALCULATIONS PAGE 13 Maximum Applied Water Allowance Calculations for New and Rehabilitated Landscapes Enter value in Pale Blue Cells Tan Cells Show Results Messages and Warnings Click on the blue cell on right to Pick City Name San Luis Obispo Name of City ETo of City from Appendix A 43.80 ETo (inches/year) Enter total landscape including SLA 7,353.00 LA (ft2) Enter Special Landscape Area 0.00 SLA (ft2) Results: MAWA = (ETo) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]- Gallons - Cubic Feet - HCF - Acre-feet - Millions of Gallons MAWA calculation incorporating Effective Precipitation (Optional) ETo of City from Appendix A 43.80 ETo (inches/year) Landscape Area 7,353.00 LA (ft2) Special Landscape Area 0.00 SLA (ft2) 19.00 Total annual precipitation Enter Effective Precipitation 4.75 Eppt (in/yr)(25% of total annual precipitation) Results: MAWA=(ET o - Eppt) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]97,912.92 Gallons 13,089.10 Cubic Feet 130.89 HCF 0.30 Acre-feet 0.10 Millions of Gallons Estimated Total Water Use Equation: ETWU = (ETo) x (0.62) x [(PF x HA/IE) + SLA] Enter values in Pale Blue Cells Tan Cells Show Results Messages and Warnings Enter Irrigation Efficiency (equal to or greater than 0.71)0.91 Irrigation Efficiency Default Value 0.71 Plant Water Use Type Plant Factor Low 0 - 0.3 Medium 0.4 - 0.6 High 0.7 - 1.0 SLA 1.00 Hydrozone Plant Water Use Type (s) (low, medium, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) PF x HA (ft2) 1 Low 0.30 1,500 450 2 Low 0.30 1,500 450 3 Low 0.30 1,500 450 4 Low 0.30 1,404 421 5 Low 0.30 886 266 6 Low 0.30 563 169 0 0 0 0 0 0 0 0 2,206 SLA 1 0 0 Sum 7,353 Results MAWA = 97,913 ETWU= 56,688 Gallons ETWU complies with MAWA 7,578 Cubic Feet 76 HCF 0.17 Acre-feet 0.06 Millions of Gallons AR C 3 - 3 0 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION LANDSCAPE SITE PLAN - SOUTH SCALE: 1” = 30 PAGE 14 SECTION 2 SCALE: 1” = 20’ PER CITY OF SLO LAND USE 17.16.050, FIGURE 9, NO HEDGES SHALL EXCEED THE HEIGHT LIMIT SHOWN PER DIAGRAM ABOVE, IN THE STREET YARD SETBACK (10’-0”) AR C 3 - 3 1 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION PLANT SCHEDULE AND IMAGES ARISTOCRAT FLOWERING PEAR LONDON PLANE TREE YARROW HOWARD MCMINN MANZANITA CALIFORNIA LILAC CALIFORNIA LILAC VAIEGATED MOUNTAIN FLAX DEER GRASS DYMONDIA PAGE 15 AR C 3 - 3 2 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION LANDSCAPE SITE PLAN - SOUTH : MAWA & ETWU WATER CALCULATIONS PAGE 16 Maximum Applied Water Allowance Calculations for New and Rehabilitated Landscapes Enter value in Pale Blue Cells Tan Cells Show Results Messages and Warnings Click on the blue cell on right to Pick City Name San Luis Obispo Name of City ETo of City from Appendix A 43.80 ETo (inches/year) Enter total landscape including SLA 4,414.00 LA (ft2) Enter Special Landscape Area 0.00 SLA (ft2) Results: MAWA = (ETo) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]65,936.33 Gallons 8,814.43 Cubic Feet 88.14 HCF 0.20 Acre-feet 0.07 Millions of Gallons MAWA calculation incorporating Effective Precipitation (Optional) ETo of City from Appendix A 43.80 ETo (inches/year) Landscape Area 4,414.00 LA (ft2) Special Landscape Area 0.00 SLA (ft2) 0.00 Total annual precipitation Enter Effective Precipitation 0.00 Eppt (in/yr)(25% of total annual precipitation) Results: MAWA=(ET o - Eppt) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]- Gallons - Cubic Feet - HCF - Acre-feet - Millions of Gallons Estimated Total Water Use Equation: ETWU = (ETo) x (0.62) x [(PF x HA/IE) + SLA] Enter values in Pale Blue Cells Tan Cells Show Results Messages and Warnings Enter Irrigation Efficiency (equal to or greater than 0.71)0.91 Irrigation Efficiency Default Value 0.71 Plant Water Use Type Plant Factor Low 0 - 0.3 Medium 0.4 - 0.6 High 0.7 - 1.0 SLA 1.00 Hydrozone Plant Water Use Type (s) (low, medium, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) PF x HA (ft2) 1 Low 0.30 856 257 2 Low 0.30 191 57 3 Low 0.30 981 294 4 Low 0.30 1,430 429 5 Low 0.30 956 287 0 0 0 0 0 0 0 0 0 1,324 SLA 1 0 0 Sum 4,414 Results MAWA = 65,936 ETWU= 39,522 Gallons ETWU complies with MAWA 5,283 Cubic Feet 53 HCF 0.12 Acre-feet 0.04 Millions of Gallons AR C 3 - 3 3 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION FIRST FLOOR PLAN SCALE: 1” = 20’PAGE 17 KEY AR C 3 - 3 4 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION SECOND FLOOR PLAN SCALE: 1” = 20’PAGE 18 KEY AR C 3 - 3 5 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION THIRD FLOOR PLAN SCALE: 1” = 20’PAGE 19 KEY AR C 3 - 3 6 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION ROOF PLAN SCALE: 1” = 20’PAGE 20 AR C 3 - 3 7 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION WEST ELEVATION (LAUREL LANE) SCALE:3/32” = 1’-0”PAGE 21 1. 2X WOOD FASCIA, PAINT - SW 6258, TRICORN BLACK 2. FIBER CEMENT BOARD - NICHIHA FIBER BOARD, VINTAGE WOOD, CEDAR 3. VINYL DOORS WITH FULL GLAZING, BLACK 4. CABLE GUARDRAIL. 5. 2X WOOD FASCIA, PAINT - SW 6258, TRICORN BLACK 6. FIBER CEMENT BOARD AND BATTEN - SW 6120 BELIEVABLE BUFF - TO MATCH (E) COMM. BLDG. 7. ANNODIZED ALUMINUM STOREFRONT - FIRESTONE UNA-CLAD, BLACK COIL 8. VINYL WINDOWS, BLACK 9. HORIZONTAL HARDI-BOARD SIDING - SW 7067, CITYSCAPE 10. HARDIBOARD PANEL - SW 6258, TRICORN BLACK 11. NICHIHA FIBER BOARD, VINTAGE WOOD, CEDAR AT SCREEN WALL. WRAPS ALL THREE SIDES. PROVIDE 2” WOOD CAP , STAINED TO MATCH 12. (E) GRADE AT SIDEWALK, TO REMAIN 13. METAL CANOPY, W/ WOOD AND RECESSED LIGHTS AT UNDERSIDE. 14. RETAINING WALL - CMU - SMOOTH FINISH, NATURAL GRAY 15. RECESSED CAN-LIGHT IN SOFFIT 16. (E) GRADE AT PARKING LOT (TO REMAIN) 17. 2X WOOD FASCIA, PAINT - SW 6120 BELIEVABLE BUFF 18. (E) GRADE TO REMAIN 19. FENCE AND GATE BEYOND - NICHIHA FIBER BOARD PANEL, VINTAGE WOOD, CEDAR ON BOTH SIDES. PROVIDE 2X WOOD CAP STAINED TO MATCH. 20. WALL SCONCE- HINKLEY LIGHTING 21. SIGNAGE KEYNOTES 1. ALL EXTERIOR WALL COVERINGS SHALL BE IGNITION RESISTANT. 2. ALL VENT SYSTEMS FOR PROTECTED EAVES SHALL BE EMBER RESISTANT. 3. A CLASS “A” ROOF COVERING SHALL BE PROVIDED PER CBC CHAPTER 7A. MATERIALS NOTES AR C 3 - 3 8 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION SOUTH ELEVATION SCALE:3/32” = 1’-0”PAGE 22 1. 2X WOOD FASCIA, PAINT - SW 6258, TRICORN BLACK 2. FIBER CEMENT BOARD - NICHIHA FIBER BOARD, VINTAGE WOOD, CEDAR 3. VINYL DOORS WITH FULL GLAZING, BLACK 4. CABLE GUARDRAIL. 5. 2X WOOD FASCIA, PAINT - SW 6258, TRICORN BLACK 6. FIBER CEMENT BOARD AND BATTEN - SW 6120 BELIEVABLE BUFF - TO MATCH (E) COMM. BLDG. 7. ANNODIZED ALUMINUM STOREFRONT - FIRESTONE UNA-CLAD, BLACK COIL 8. VINYL WINDOWS, BLACK 9. HORIZONTAL HARDI-BOARD SIDING - SW 7067, CITYSCAPE 10. HARDIBOARD PANEL - SW 6258, TRICORN BLACK 11. NICHIHA FIBER BOARD, VINTAGE WOOD, CEDAR AT SCREEN WALL. WRAPS ALL THREE SIDES. PROVIDE 2” WOOD CAP , STAINED TO MATCH 12. (E) GRADE AT SIDEWALK, TO REMAIN 13. METAL CANOPY, W/ WOOD AND RECESSED LIGHTS AT UNDERSIDE. 14. RETAINING WALL - CMU - SMOOTH FINISH, NATURAL GRAY 15. RECESSED CAN-LIGHT IN SOFFIT 16. (E) GRADE AT PARKING LOT (TO REMAIN) 17. 2X WOOD FASCIA, PAINT - SW 6120 BELIEVABLE BUFF 18. (E) GRADE TO REMAIN 19. FENCE AND GATE BEYOND - NICHIHA FIBER BOARD PANEL, VINTAGE WOOD, CEDAR ON BOTH SIDES. PROVIDE 2X WOOD CAP STAINED TO MATCH. 20. WALL SCONCE- HINKLEY LIGHTING 21. SIGNAGE KEYNOTES AR C 3 - 3 9 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION EAST ELEVATION SCALE:3/32” = 1’-0”PAGE 23 1. 2X WOOD FASCIA, PAINT - SW 6258, TRICORN BLACK 2. FIBER CEMENT BOARD - NICHIHA FIBER BOARD, VINTAGE WOOD, CEDAR 3. VINYL DOORS WITH FULL GLAZING, BLACK 4. CABLE GUARDRAIL. 5. 2X WOOD FASCIA, PAINT - SW 6258, TRICORN BLACK 6. FIBER CEMENT BOARD AND BATTEN - SW 6120 BELIEVABLE BUFF - TO MATCH (E) COMM. BLDG. 7. ANNODIZED ALUMINUM STOREFRONT - FIRESTONE UNA-CLAD, BLACK COIL 8. VINYL WINDOWS, BLACK 9. HORIZONTAL HARDI-BOARD SIDING - SW 7067, CITYSCAPE 10. HARDIBOARD PANEL - SW 6258, TRICORN BLACK 11. NICHIHA FIBER BOARD, VINTAGE WOOD, CEDAR AT SCREEN WALL. WRAPS ALL THREE SIDES. PROVIDE 2” WOOD CAP , STAINED TO MATCH 12. (E) GRADE AT SIDEWALK, TO REMAIN 13. METAL CANOPY, W/ WOOD AND RECESSED LIGHTS AT UNDERSIDE. 14. RETAINING WALL - CMU - SMOOTH FINISH, NATURAL GRAY 15. RECESSED CAN-LIGHT IN SOFFIT 16. (E) GRADE AT PARKING LOT (TO REMAIN) 17. 2X WOOD FASCIA, PAINT - SW 6120 BELIEVABLE BUFF 18. (E) GRADE TO REMAIN 19. FENCE AND GATE BEYOND - NICHIHA FIBER BOARD PANEL, VINTAGE WOOD, CEDAR ON BOTH SIDES. PROVIDE 2X WOOD CAP STAINED TO MATCH. 20. WALL SCONCE- HINKLEY LIGHTING 21. SIGNAGE KEYNOTES AR C 3 - 4 0 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION MATERIALS PAGE 24 CANOPIES & CORNICE SW 6258 TRICORN BLACK HARDIBOARD HORIZONTAL SIDING SW 7067 CITYSCAPE BOARD AND BATTEN - HARDIBOARD SW 6120 - BELIEVABLE BUFF (TO MATCH (E) COMMERCIAL BLDGS. ON SITE) FIBER CEMENT BOARD PANELS NICHIHA- VINTAGE WOOD, CEDAR CMU AT RETAINING WALLS SMOOTH, NATURAL GRAY STOREFRONT- FIRESTONE UNA CLAD, ANODIZED ALUM. BLACK BATCH HINKLEY LIGHTING WALL SCONCE LUNA1669BZ WIDTH: 9.0” HEIGHT: 24.0” WEIGHT: 11.0 lbs MATERIAL: Aluminum BACKPLATE WIDTH: 4.5” BACKPLATE HEIGHT: 4.5” SOCKET: 2-20w GU-10 DARK SKY COMPLIANT: Yes EXTENSION: 4.0” TTO: 12.0” VOLTAGE: 120v UPC: 640665166910 NORTH ELEVATION SCALE: 3/32” = 1’-0” 1. 2X WOOD FASCIA, PAINT - SW 6258, TRICORN BLACK 2. FIBER CEMENT BOARD - NICHIHA FIBER BOARD, VINTAGE WOOD, CEDAR 3. VINYL DOORS WITH FULL GLAZING, BLACK 4. CABLE GUARDRAIL. 5. 2X WOOD FASCIA, PAINT - SW 6258, TRICORN BLACK 6. FIBER CEMENT BOARD AND BATTEN - SW 6120 BELIEVABLE BUFF - TO MATCH (E) COMM. BLDG. 7. ANNODIZED ALUMINUM STOREFRONT - FIRESTONE UNA-CLAD, BLACK COIL 8. VINYL WINDOWS, BLACK 9. HORIZONTAL HARDI-BOARD SIDING - SW 7067, CITYSCAPE 10. HARDIBOARD PANEL - SW 6258, TRICORN BLACK 11. NICHIHA FIBER BOARD, VINTAGE WOOD, CEDAR AT SCREEN WALL. WRAPS ALL THREE SIDES. PROVIDE 2” WOOD CAP , STAINED TO MATCH 12. (E) GRADE AT SIDEWALK, TO REMAIN 13. METAL CANOPY, W/ WOOD AND RECESSED LIGHTS AT UNDERSIDE. 14. RETAINING WALL - CMU - SMOOTH FINISH, NATURAL GRAY 15. RECESSED CAN-LIGHT IN SOFFIT 16. (E) GRADE AT PARKING LOT (TO REMAIN) 17. 2X WOOD FASCIA, PAINT - SW 6120 BELIEVABLE BUFF 18. (E) GRADE TO REMAIN 19. FENCE AND GATE BEYOND - NICHIHA FIBER BOARD PANEL, VINTAGE WOOD, CEDAR ON BOTH SIDES. PROVIDE 2X WOOD CAP STAINED TO MATCH. 20. WALL SCONCE- HINKLEY LIGHTING 21. SIGNAGE KEYNOTES AR C 3 - 4 1 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION UNIT TYPE A - 1450 SF SCALE: 1/8” = 1’-0”PAGE 25 UNIT TYPE B - 1450 SF SCALE: 1/8” = 1’-0” AR C 3 - 4 2 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION UNIT TYPE C - 1450 SF SCALE: 1/8” = 1’-0”PAGE 26 UNIT TYPE D - 1504 SF SCALE: 1/8” = 1’-0” AR C 3 - 4 3 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION STREET VIEW FROM NORTH PAGE 27 AR C 3 - 4 4 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION STREET VIEW FROM SOUTH PAGE 28 AR C 3 - 4 5 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION VIEW FROM PARKING LOOKING WEST PAGE 29 AR C 3 - 4 6 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION LOWER LEVEL ENTRY FROM STREET PAGE 30 UPPER LEVEL ENTRY FROM PARKING AR C 3 - 4 7 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION CONTEXTUAL STREET VIEW PAGE 31 CONTEXTUAL STREET ELEVATION AR C 3 - 4 8 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION VIEW FROM SIDEWALK, LOOKING NORTH PAGE 32 AR C 3 - 4 9 AT T A C H M E N T 3 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 LA U R E L L A N E M I X E D - U S E SA N L U I S O B I S P O , C A DA T E : 0 6 / 2 3 / 1 6 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com 805.541.1010 539 Marsh Street San Luis Obispo, CA info@tenoverstudio.comtenoverstudio.com SET NOT FOR CONSTRUCTION STREET VIEW FROM NORTH PAGE 33 AR C 3 - 5 0 AT T A C H M E N T 3 Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, July 11, 2016 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, July 11th, 2016 at 5:02 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Wynn. ROLL CALL Present: Commissioners Patricia Andreen, Ken Curtis, Angela Soll, Vice-Chair Suzan Ehdaie, and Chair Greg Wynn. Absent: Commissioners Amy Nemcik & Allen Root Staff: Deputy Director Doug Davidson, Special Projects Manager Marcus Carloni, Associate Planner Rachel Cohen, Transportation Operations Supervisor Jake Hudson, and Recording Secretary Brad T. Opstad PUBLIC COMMENT ON NON-AGENDA ITEMS None. CONSIDERATION OF MINUTES Minutes for the ARC Regular Meeting of June 6, 2016: Commissioner Curtis requested the following amendment to Page 2: Insert new statement following five (5) bullet points under Action to read: “Commissioner Curtis stated that he would not be voting to approve because of inappropriate colors, materials, and design of the City Hall Wayfinding Sign, preferring the sleeker, more modern style of the other signs.” ACTION: UPON MOTION BY COMMISSIONER CURTIS, SECONDED BY COMMISSIONER SOLL, the ARC Minutes of June 6, 2016 were approved as amended on the following 5:0:0:2 vote: AYES: Curtis, Soll, Andreen, Ehdaie, Wynn NOES: None ABSTAIN: None ABSENT: Root, Nemcik DRAFT Minutes – Architectural Review Commission for July 11, 2016 Page 2 Minutes for the ARC Regular Meeting of May 16, 2016: ACTION: UPON MOTION BY COMMISSIONER SOLL, SECONDED BY VICE-CHAIR EHDAIE, the ARC Minutes of May 16, 2016 were approved on the following 3:0:2:2 vote: AYES: Soll, Ehdaie, Wynn NOES: None ABSTAIN: Andreen, Curtis ABSENT: Root, Nemcik PUBLIC HEARINGS 1. 3897 South Higuera Street ARCH-1219-2015: Review of a project located at the Master List Historic Long-Bonetti Ranch Property, including modifications and rebuilding of historic structures and the addition of four new buildings (including four residential units) located adjacent to the existing structures, totaling 42,000 square feet. Project includes a request for a 30% parking reduction, off-site parking (shared with the Tribune property), with a Mitigated Negative Declaration of environmental impact; M-SP zone; Tank Farm Center, LLC, applicant. Deputy Director Davidson introduced Manager Carloni who provided the Staff Report. Chair Wynn introduced Supervisor Hudson to respond to Transportation- related questions. In response to Commissioner Andreen’s inquiry, Supervisor Hudson indicated that mitigations for two (2) primary traffic impacts had been transferred into the project Conditions. Property owner John Belsher provided an overview of the project, including a summary of the landscape plans and simulation-video presentation of the pedestrian-oriented marketplace. He noted that the project had been updated following previous review and feedback from the ARC and the Cultural Heritage Commission (CHC). Architect Tyler Thomas, Isaman Design, Inc., described the skylight cupola and other re-design features on Building 7. PUBLIC COMMENT None. DRAFT Minutes – Architectural Review Commission for July 11, 2016 Page 3 COMMISSION DISCUSSION Manager Carloni clarified that the ARC would not be granting an exception per the height of the architectural projection being referred alternately to as “cupola” or “clerestory”, but rather interpreting City Regulations that are subject to interpretation. Chair Wynn made three suggestions for altering the feature amenable to a less prominent version, such as removing one band of windows, and discussion ensued. Chair Wynn directed briefer discussions on CHC Condition #7 pertaining to roofing materials, Building #5’s no-awning Condition, the stucco finishes related to Condition #9, the extension of additional bicycle parking, and the CHC Condition referring to screening. ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECONDED BY COMMISSIONER SOLL, the Commission granted design approval of the “Public Market Project” which includes modifications and relocation of existing structures of the Master List Historic Long-Bonetti Ranch Farm Complex and addition of four new buildings. The project includes adoption of the Mitigated Negative Declaration and the following Condition amendments to read: #4: Project signage shall return to the ARC for review of a complete signage program for the project site, monument signage may be reviewed by the Community Development Director. #8, second sentence: “Total required bike parking shall be calculated as 20% of the total number…” #9: “…smooth hand-troweled or sand finish appearance to the satisfaction…” #10: “…in place of the slate roofing material, to the satisfaction of the Fire Marshall.” #11: “…window frames and mullions, solid railings and residential decks, their dimensions, and colors.” #13(a): “…(no brighter than approximately 15 watts/100 lumens) for the purpose…” #14, final sentence: “This condition applies to initial construction and later tenant improvements.” #21: “…and general landscape planting will not negatively affect the functionality…” DRAFT Minutes – Architectural Review Commission for July 11, 2016 Page 4 #28: “…CBC 11B, including but not limited to accessible routes…” And the addition of new Conditions to read as follows: “The Applicant shall work with Staff to reduce the overall height/prominence of Building 7’s roof feature, subject to the final approval of the Community Development Director. ARC discussion focused around reducing the height by approximately 2.5 feet,” and; “Building 5’s second story balcony railings shall be replaced with the more opaque corrugated and square wire awnings presented at the ARC hearing, subject to the final approval of the Community Development Director,” and; “Building 5’s west elevation awning that projects toward the water tower shall be removed,” and; “The site plan shall be revised to ensure that landscape planters are placed after each six parking spaces in any row, and at the ends of each row of parking spaces, in compliance with Parking and Driveway Standards,”; on the following 5:0:0:2 vote: AYES: Andreen, Soll, Curtis, Ehdaie, Wynn NOES: None ABSTAIN: None ABSENT: Root, Nemcik The ARC provided feedback to Staff toward resolving signage program issues. 2. 12200 Los Osos Valley Road. ARCH-2735-2016: Review of the demolition of the existing Ford Dealership showroom and the construction of a new Ford/Lincoln showroom, a new Volkswagen showroom, and associated landscape and parking lot improvements with a categorical exemption from environmental review; C-S-PD zone; Falk Properties SLO, applicant. Planner Cohen provided the Staff Report. Jessica Steiner, Bickel Group Architecture, indicated she had no additional presentation but was available for questions. PUBLIC COMMENT None. COMMISSION DISCUSSION Chair Wynn indicated that the project contains multiple levels of lighting which require the need to be conditioned in a different way, namely both the “glow in box” and halo condition of interior lighting and the illuminated sign DRAFT Minutes – Architectural Review Commission for July 11, 2016 Page 5 itself; stressed that while Condition #3 pertains specifically to exterior lighting scheme, it is Condition #10 which requires enhanced language. Commissioner Andreen questioned what halo lighting should be evaluated against, if not the Night Sky Ordinance. Chair Wynn suggested that the building illumination should be taken into consideration as either business attractant or display illumination. Chair Wynn proposed an amendment to Condition #10 to require that lighting be dimmable through LED controls and reduced to levels of significance until completely off after sunset. ACTION: UPON MOTION BY VICE-CHAIR EHDAIE, SECONDED BY COMMISSIONER ANDREEN, the Commission approved the demolition of the existing Ford dealership showroom and the construction of a new Ford/Lincoln showroom, a new Volkswagen showroom, and associated landscape and parking lot improvements, including adoption of a categorical exemption from environmental review, with the amendment to Condition # 10 that incorporates a dimmable halo lighting scheme; on the following 5:0:0:2 roll call vote: AYES: Ehdaie, Andreen, Curtis, Soll, Wynn NOES: None ABSTAIN: None ABSENT: Root, Nemcik AGENDA FORECAST Deputy Director Davidson provided the Agenda Forecast: July 18th: Remodel at The Creamery August 1st: Conceptual Review on 71 Palomar (with Final Review proposed for September 12th); Affordable Housing component for Serra Meadows on Prado Road. August 15th: Two projects in Nipomo-Higuera area (Southtown 18 and Lofts @ Nipomo); Mixed-use project on Laurel Lane near Southwood. Chair Wynn discussed having met with Staff and Applicants of the Broad Street and Stoneridge project to clarify the intent of the Directional Items from their Hearing and noted that he had suggested the Applicant engage with the conceptual review process as opposed to considering a pre-application meeting with Staff. Chair Wynn discussed having encouraged developers of the Monterey Place project to return to the ARC with their new elevations in order to best serve the public process. Discussion ensued about public perceptions of the distinctions between transparency and ex partes. DRAFT Minutes – Architectural Review Commission for July 11, 2016 Page 6 Informal discussion occurred regarding the conditions of use for ignition-resistant materials and natural materials under Chapter 7A and the possibility for scheduling an ARC Study Session on the topic. Further informal discussion centered around the vault as the lone remaining component of the project on Santa Rosa and Marsh; flashing lights in downtown crosswalks; and the roof-shingle signage on the car wash off Los Osos Valley Road and 101. ADJOURNMENT The meeting was adjourned at 8:08 p.m. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2016